The benchmark Fraser Valley condo is $466,100 as of August 2026. A year ago it was about $512,000. That 8.9% drop moved the typical condo under a line most first-time buyers have never heard of: $500,000, the price at which BC's first-time buyer exemption wipes out Property Transfer Tax completely.

I've sold in the Fraser Valley for over 20 years. This is the first time since 2021 that the average condo sits under that line. Here's what it means in dollars, what happens above it, and why the timing matters.

The three PTT tiers for first-time buyers

Property Transfer Tax in BC is 1% on the first $200,000 and 2% on everything from $200,000 to $2 million. On a $466,100 condo that's $7,322 due at closing. The first-time buyer program changes that based on price:

To qualify you need to be a Canadian citizen or permanent resident, have lived in BC for the last 12 months (or filed two BC tax returns in the last six years), never have owned a principal residence anywhere in the world, and move in within 92 days.

The math on a benchmark condo

$466,100 resale condo, first-time buyer:

PTT: 1% × $200,000 = $2,000. Plus 2% × $266,100 = $5,322. Total $7,322. First-time buyer exemption: full. You pay $0.

$750,600 benchmark townhome, first-time buyer:

PTT: $2,000 + 2% × $550,600 = $13,012. Exemption covers the first $500,000: $8,000 off. You pay $5,012.

Notice the townhome saves the same $8,000 whether it's $520,000 or $835,000. The exemption doesn't get bigger as the price climbs; it just stops at $860,000. If you're shopping near that ceiling, a $20,000 difference in price can be an $8,000 difference in tax.

If you buy new, the numbers get much bigger

This is the part almost nobody is talking about. Two separate programs apply to new construction and presales:

BC Newly Built Home Exemption. Full PTT exemption on new homes up to $1,100,000, for any buyer, not just first-timers. On a $750,000 new townhome, that's $13,000 gone.

Federal First-Time Home Buyers' GST Rebate. Signed into law March 12, 2026. First-time buyers get 100% of the GST back on a new home up to $1,000,000 (max $50,000), phasing out to zero at $1.5 million. Applies to any builder agreement signed on or after March 20, 2025. Presales qualify.

Stack them on a $750,000 new townhome: $13,000 PTT waived plus $37,500 GST rebate = $50,500 back at closing. On a $480,000 new condo it's $7,600 + $24,000 = $31,600.

The federal rebate uses a different first-time buyer test than BC: you qualify if you haven't owned and lived in a home in the current year or the previous four calendar years. So some buyers who've owned before still qualify for the GST rebate even though they don't qualify for the BC PTT exemption.

Why the window is open right now

Three numbers from the Fraser Valley Real Estate Board's August 2026 report:

• 9,787 active listings, 33% above the ten-year average. More choice than any August in recent memory.

• Sales-to-active-listings ratio of 10%. Anything under 12% is a buyer's market. Sellers are negotiating on price and accepting subject-to-financing offers again.

• Condo benchmark down 8.9% year-over-year and roughly 15% below three years ago.

Put those together: the typical condo is under the zero-PTT line, there's more of them for sale than usual, and first-time buyers are still mostly on the sidelines. Less competition for the units that qualify for the full exemption.

The catch: the stress test

Price isn't what stops most first-time buyers in the Fraser Valley. Qualification is. Every federally regulated lender qualifies you at your contract rate plus 2%, or 5.25%, whichever is higher. At today's rates that's roughly 6.4%, and it cuts your maximum purchase price by 15–20% versus what the payment calculator on a bank's website suggests.

A household earning $100,000 with no other debt qualifies for roughly $458,000 on a condo. That's under the benchmark. Two incomes, a 30-year amortization (now available to first-time buyers on insured mortgages), or paying down a car loan can each move that number meaningfully.

Know that number before you look at a single listing. It's the difference between a clean offer and a rejected one.

Run your own numbers

I built a calculator that does all of this at once: your PTT under both BC programs, your GST rebate if you buy new, how much you can bring from FHSA and RRSP accounts, and your stress-test ceiling at your income. Takes 30 seconds, no listings attached.

Jared Gibbons, Personal Real Estate Corporation · Royal LePage Little Oak Realty. Raised on a 40-acre farm in Langley, selling in the Fraser Valley for 20+ years. Figures from the Fraser Valley Real Estate Board (August 2026), BC Ministry of Finance, and the Canada Revenue Agency. Program rules change; confirm eligibility with your lawyer and lender before you write an offer.

The most common thing I hear from first-time buyers in the Fraser Valley is "we don't have the down payment." The second most common, once we actually look at their accounts, is "wait, we can use that?"

Two federal programs let you pull registered money into a first home. Used together by a couple, they add up to $200,000. Most buyers I meet know one of them exists. Almost none know the combined number.

Program 1: the First Home Savings Account (FHSA)

The FHSA is the best account in Canada for a first-time buyer, and it's been around since 2023.

• $8,000 per year contribution room, $40,000 lifetime.

• Unused room carries forward, up to $8,000. Open it now and do nothing, and next year you can put in $16,000.

• Contributions are tax-deductible, like an RRSP.

• Withdrawals for a qualifying first home are tax-free, like a TFSA.

• No repayment. The money is yours.

• The account lasts 15 years. If you don't buy, you can roll it into your RRSP with no tax hit.

Someone who opened one in 2023 and contributed the maximum each year has $32,000 in it today, plus whatever it earned. A couple who both did that has $64,000 they've never paid tax on and never will.

If you haven't opened one yet: do it this week, even with $50. The clock on your contribution room starts when the account opens, not when you fund it.

Program 2: the Home Buyers' Plan (HBP)

The HBP lets you borrow from your own RRSP for a first home.

• Withdraw up to $60,000 per person, tax-free. (It was $35,000 until 2024.)

• The money has to have been in the RRSP for at least 90 days before you withdraw.

• You repay it to your RRSP over 15 years, starting the second year after your withdrawal. Miss a year and that year's amount gets added to your income instead.

• Both spouses can each withdraw the full amount if both qualify as first-time buyers.

The HBP is a loan from yourself. The FHSA is a gift from yourself. That difference decides the order you use them.

The stack

That's the ceiling. Most couples I work with are somewhere between $40,000 and $120,000 when they add it up, and they were planning to leave most of it in the accounts.

The tax refund nobody counts

FHSA contributions come off your taxable income. A couple who each puts in $8,000 this year has deducted $16,000. At a 30% marginal rate that's roughly $4,800 back at tax time, which goes straight into next year's FHSA contribution. It compounds.

If you have RRSP room and cash sitting in a savings account, the sequence that works: contribute to the FHSA first (deduction, no repayment), then top up the RRSP with whatever's left (deduction, repayable through the HBP). Both deductions land on the same tax return.

Order of operations

1. FHSA first. Withdraw all of it. No repayment, no strings.

2. HBP second. Withdraw only what you need to cross a threshold that matters: 10% down, or 20% down to skip mortgage insurance.

3. Cash last. Keep a closing-cost and emergency buffer outside the purchase. Lawyer, inspection, moving, and the first strata payment run $3,000–$6,000 even with zero PTT.

One move worth asking an accountant about: you can transfer RRSP money into the FHSA (within your FHSA room) without triggering tax. You don't get a second deduction, but it converts a repayable HBP withdrawal into a non-repayable FHSA one. For someone with a large RRSP and empty FHSA room, that's real money.

What $200,000 does in the Fraser Valley

The benchmark Fraser Valley townhome is $750,600 (August 2026). With $200,000 down you're at 27%, no mortgage insurance, and a $550,600 mortgage. At the stress-test rate of roughly 6.4% over 30 years, that mortgage needs about $115,000–$120,000 of household income to qualify.

Same townhome with $50,000 down: 6.7% down, insured, a $700,600 mortgage plus about $28,000 in CMHC premium, and you need roughly $150,000 of income. The down payment doesn't just reduce the loan; it changes which lenders will say yes.

And because first-time buyers pay zero PTT under $500,000 and save $8,000 up to $835,000, the same $200,000 stretches further here than it would anywhere in Metro Vancouver.

See your own stack

My first-time buyer calculator has a section for exactly this: enter each person's FHSA and RRSP balances and it shows your registered down payment against the $200,000 ceiling, then runs it against your income to give you a stress-test price.

Jared Gibbons, Personal Real Estate Corporation · Royal LePage Little Oak Realty. This is general information, not tax advice. FHSA and HBP rules are set by the Canada Revenue Agency and can change; confirm your own situation with an accountant or financial advisor before withdrawing.

Langley’s Gloucester Industrial Area now has public transit service for the first time.

On September 7, 2026, TransLink launched Route 556, connecting Langley Centre with the Gloucester Industrial Area through the 56 Avenue corridor. The new route was introduced a full year earlier than originally planned.

It may look like a relatively small transit addition, but it could have meaningful long-term benefits for employees, businesses and the surrounding Langley real-estate market.

Where Does Route 556 Travel?

Route 556 travels between Langley Centre and Gloucester Industrial Estates along 56 Avenue.

It operates Monday through Friday during the morning and afternoon commuting periods, with service approximately every 30 minutes. The route also introduces 12 new bus stops within Gloucester and uses Bay 1 at Langley Centre.

The current weekday schedule includes:

• Toward Gloucester from 5:15 a.m. to 8:15 a.m.

• Toward Langley Centre from 6:00 a.m. to 9:00 a.m.

• Toward Gloucester from 2:45 p.m. to 5:45 p.m.

• Toward Langley Centre from 3:30 p.m. to 6:30 p.m.

View the complete Route 556 schedule

Why the Gloucester Industrial Area Matters

Gloucester is one of the Township of Langley’s most important industrial and employment areas.

Located around 264 Street and Highway 1, the area contains warehouses, distribution facilities, manufacturing businesses and other large employers. Its highway access has made it attractive for logistics and industrial users, but reaching the area without a vehicle has historically been difficult.

TransLink expects the new route to help support access to more than 7,500 jobs as Gloucester continues growing over the next decade.

Read TransLink’s official service announcement

What Route 556 Means for Langley Workers

For employees, the largest benefit is having another way to reach Gloucester without relying entirely on a personal vehicle.

The connection to Langley Centre also allows passengers to transfer between Route 556 and other local or regional bus routes. This could be particularly helpful for households with one vehicle, younger workers and employees who live near Langley City.

However, this is currently a peak-hour community shuttle—not an all-day rapid-transit service. Its immediate usefulness will depend on whether the scheduled times match an employee’s shift.

What It Could Mean for Gloucester Businesses

Industrial businesses frequently compete for employees from across Langley and the Fraser Valley. A lack of public transportation can limit the available workforce and make recruitment more difficult.

The new route gives employers another transportation option to offer prospective employees. Over time, strong ridership could also create a case for longer service hours, greater frequency or larger buses.

Improved transit access alone does not change industrial zoning or guarantee that commercial property values will rise. However, employee accessibility is an important consideration for many businesses choosing where to lease or purchase industrial space.

Could It Affect Langley Residential Real Estate?

The most direct residential benefit may be felt around Langley Centre.

People working in Gloucester can now consider living near Langley Centre and commuting by transit instead of requiring a vehicle for every trip. That could make centrally located condos and rental properties more practical for some workers.

It may also strengthen the connection between Langley City and the major employment areas farther east along the 56 Avenue corridor.

Transit is only one of many factors that influence residential real estate. Housing supply, interest rates, employment growth, zoning and overall affordability remain much larger considerations. It would therefore be premature to claim Route 556 will cause home prices to increase.

What it does provide is another piece of infrastructure supporting Langley’s continued transition into a larger and more connected urban and employment centre.

Why Was the Route Added Early?

Route 556 was included in TransLink’s 2025 Investment Plan and was originally expected to begin approximately one year later.

According to TransLink, the route was delivered early to improve access for workers and employers in one of Langley’s rapidly growing employment areas. It forms part of a wider expansion involving service changes on 21 Metro Vancouver bus routes.

Review TransLink’s 2026 fall service changes

What Should Langley Residents Watch Next?

The first thing to watch will be ridership.

If employees and businesses use the service consistently, TransLink could eventually consider expanded hours or more frequent service. It will also be worth watching future industrial development, employment growth and transportation planning along the 56 Avenue and 264 Street corridors.

For now, Route 556 is a practical first step in connecting thousands of Langley jobs to the broader transit network.

Thinking About Buying or Selling in Langley?

Transportation and employment growth are important pieces of the real-estate picture, but their impact can vary significantly between Langley neighbourhoods and property types.

Explore current opportunities:

• Langley City homes for sale

• Aldergrove homes for sale

• Langley acreages and homes with land

• Seven current buying opportunities in Langley and South Surrey

• Contact Jared Gibbons

Jared Gibbons is a Top 1% Fraser Valley REALTOR® helping buyers and sellers throughout Langley, South Surrey and the surrounding Fraser Valley.

Call or text Jared at 604-928-1361 to discuss your plans.

September is a great month to get out around White Rock and South Surrey. The summer crowds start to slow down, but there are still plenty of markets, community fundraisers, theatre productions and waterfront events happening throughout the month.

Whether you live locally, are visiting for the weekend or are considering moving to the area, here are some of the best upcoming events to check out.

Parkinson SuperWalk – September 12

The annual Parkinson SuperWalk returns to Memorial Park on the White Rock waterfront on Saturday, September 12.

Registration begins at 9:00 a.m., followed by the walk at 10:00 a.m. Participation is free, with funds raised helping support Parkinson’s programs, services, advocacy and research.

View Parkinson SuperWalk information and registration

Playing for Proz – September 12

Playing for Proz is a special evening of live music honouring Dr. David Proznick and his influence on generations of local musicians.

The performance begins at 7:30 p.m. at the Surrey Arts Centre. Profits will help establish the Dr. David Proznick Keystone Award for future music students at Semiahmoo Secondary.

View Playing for Proz event details

Cleo Awards Gala – September 12

The Cleo Awards return to the Oceana PARC Playhouse at 1532 Johnston Road. The annual gala celebrates theatre productions, performers and creative talent from across the Fraser Valley.

It should be a fun evening for anyone who enjoys local theatre or wants to support the area’s performing-arts community.

View Cleo Awards information and tickets

White Rock Beach Cleanup – September 13

Help clean up the beach and Marine Drive with the Lower Mainland Green Team.

The free community cleanup runs from 9:45 a.m. until 1:00 p.m., meeting beside the Oxford Comfort Station at 14780 Marine Drive. Gloves, litter pickers, safety equipment and snacks will be provided. Registration is required.

Register for the White Rock beach cleanup

White Rock Farmers’ Market – Sundays Until October 11

The White Rock Farmers’ Market continues every Sunday from 10:00 a.m. to 2:00 p.m. at Miramar Village Plaza and along Johnston Road.

With more than 170 vendors, visitors can shop for locally grown produce, baked goods, prepared food, handmade products and crafts while enjoying live music in the heart of Uptown White Rock.

Visit the White Rock Farmers’ Market website

Bottle and Jar Painting – September 14

A Palette of Fun is hosting a bottle and jar painting class at The Morrison Café + Kitchen + Bar on Pacific Avenue.

The class runs from 6:00 to 8:00 p.m. and is designed for all experience levels. Participants can paint decorative bottles or jars and add fairy lights to create a personalized fall decoration.

View painting classes and registration

Barefoot in the Park – September 17 to October 3

Peninsula Productions is bringing Neil Simon’s popular comedy Barefoot in the Park to the stage at 14600 North Bluff Road.

The story follows newlyweds Corie and Paul as they adjust to married life, a small Manhattan apartment and their very different personalities. Performances run on selected dates from September 17 through October 3.

View show information and tickets

Terry Fox Run – September 20

The South Surrey and White Rock Terry Fox Run takes place at South Surrey Athletic Park on Sunday, September 20.

Registration begins at 8:00 a.m., with the run starting at 9:00 a.m. Participants can walk, run or roll while raising money for cancer research and continuing Terry Fox’s legacy.

Register for the South Surrey and White Rock Terry Fox Run

White Rock Craft Beer Festival – September 26

The White Rock Craft Beer Festival returns to Memorial Park on September 26.

The waterfront festival features more than 10 breweries, cideries, meaderies and wineries from across Metro Vancouver. Visitors can also enjoy live music, food vendors, games and views of the pier and Semiahmoo Bay.

This is a ticketed event for guests aged 19 and older.

View festival information and purchase tickets

Save the Date: White Rock & South Surrey Culture Crawl

The White Rock and South Surrey Culture Crawl takes place October 3 and 4.

The two-day event celebrates local arts, culture and heritage through exhibits, music, theatre, tours and other activities at participating locations across the Peninsula.

Explore the White Rock and South Surrey Culture Crawl

Living in White Rock or South Surrey

Events like these are a big part of what makes White Rock and South Surrey such desirable places to live. You get the waterfront lifestyle and smaller-community atmosphere while remaining close to major shopping, recreation and transportation.

If you are considering a move, you can:

• Explore White Rock homes for sale

• Browse South Surrey open houses

• Compare living in South Surrey and White Rock

• Contact Jared Gibbons

Jared Gibbons is a Top 1% Fraser Valley REALTOR® helping buyers and sellers throughout White Rock, South Surrey, Langley and surrounding communities.

Call or text Jared at 604-928-1361 for local real estate advice.

If you’ve been waiting for a better opportunity to buy real estate in Langley or South Surrey, this is one of the more interesting markets we’ve seen in years.

Over the last month, I’ve been looking at everything from roughly $400,000 condos to multi-million-dollar farms across Langley, South Surrey, Campbell Valley, Bradner and the surrounding Fraser Valley.

There are definitely opportunities out there.

But I wouldn’t say everything is a deal.

Buyers are hesitant, listings are sitting longer and people are taking their time comparing properties before making an offer. At the same time, especially with detached homes in Langley, I’m finding that a lot of the available inventory seems to have one major compromise.

It backs onto a busy road. The layout doesn’t work. There’s no ensuite. There’s no realistic way to add a suite. Or the home simply needs too much work for the price.

That’s why I don’t think the best buying opportunities right now are necessarily the cheapest listings.

The opportunities are in properties where the price, location, usability and long-term value actually line up.

Here are the seven areas of the Langley and South Surrey real estate market I would be watching most closely right now.

1. Farms and Acreage in Langley and Abbotsford

This may be the biggest buying opportunity I’m seeing in the Fraser Valley right now.

There have been some substantial price adjustments on Langley farms and acreages, particularly around Campbell Valley and South Langley, along with Bradner and other rural parts of Abbotsford.

For buyers looking for approximately 5 to 10 acres, I’m seeing opportunities in roughly the $1.2 million to $2.2 million range that would have carried much higher expectations a few years ago.

Some properties that were previously positioned closer to $2.6 million to $3 million have come down substantially.

One current Campbell Valley acreage gives a good example of how much the market has changed. The property sold for $4 million in 2022 and is currently listed at approximately $3.2 million.

That doesn’t automatically make every acreage a good buy.

With rural property, buyers need to look beyond the house and carefully consider usable acreage, ALR restrictions, zoning, drainage, wells and septic systems, barns and outbuildings, access, soil conditions and future building potential.

But if owning land has always been the goal, I think this is a market worth revisiting.

You can also browse the broader selection of farms and acreages for sale.

2. Detached Homes in Murrayville Under $1.5 Million

Murrayville remains one of Langley’s most established family neighbourhoods, and there are now detached opportunities appearing below approximately $1.5 million.

That is a price range I think move-up buyers should be paying attention to.

The important distinction, however, is that having a lot of listings does not necessarily mean we have a lot of good listings.

Many of the detached homes I’ve been through recently have one noticeable compromise.

It may be a busy road, awkward floor plan, lack of an ensuite, poor suite potential, an unusual lot or a significant amount of updating required.

Because buyers are less rushed today, they don’t have to overlook those issues the way they often did during the peak market.

My advice right now is to be patient.

When a properly located and functional Murrayville home comes up around the $1.3 million to $1.5 million range, that can be a much better opportunity than buying something simply because the asking price looks inexpensive.

You can see current Langley homes for sale.

3. Brookswood Detached Homes and Large Lots

Brookswood real estate is another area I would watch closely.

From what I’m seeing, Brookswood has been relatively steady compared with some other parts of the market, but opportunities are still appearing.

Older homes and properties where a large portion of the value is in the land can be found around the $1 million to $1.1 million range, while some detached homes are appearing around or below the $1.3 million level.

Brookswood continues to attract buyers because of its larger lots, mature trees, established neighbourhoods and long-term land value.

One current Brookswood property, for example, is listed around $1.39 million after previously selling for $1.65 million in April 2022.

That is roughly a 16% difference between the previous sale price and today’s asking price.

That does not mean Brookswood as a whole has fallen 16%, but it is a good illustration of how different today’s buying environment can be compared with the 2022 peak.

For buyers willing to renovate, hold long term or potentially rebuild in the future, I still like Brookswood.

See the latest Brookswood homes for sale here.

4. Walnut Grove Homes With Suites Under $1.2 Million

Walnut Grove is interesting because it appears to be holding its value better than several other parts of Langley.

To me, that shows there is still strong underlying demand for the neighbourhood.

At the same time, buyers can occasionally find detached homes with suite potential, or existing suites, around or below the $1.2 million range.

That can make a major difference for somebody trying to move from a condo or townhome into a detached house while keeping monthly ownership costs manageable.

Walnut Grove continues to benefit from established schools, shopping, recreation, Highway 1 access and a limited supply of comparable detached neighbourhoods.

I wouldn’t describe Walnut Grove as a distressed market.

In fact, its relative strength is one of the reasons I like it.

If you can find the right property at the right price in an area that continues to hold demand, that can be a better long-term purchase than simply chasing the neighbourhood with the largest price reduction.

5. Grandview Townhomes in South Surrey

If you’re looking for a townhome in South Surrey, Grandview is one of the clearest areas where buyers currently have more leverage.

There is a lot of inventory, listings are taking longer to sell and buyers have time to compare several similar properties before deciding what they actually want.

That changes the buying process considerably.

Instead of rushing into the first available townhome, buyers can compare location within the complex, road exposure, parking, floor plan, yard space, strata fees, upgrades and overall condition.

One current Grandview townhouse is listed at approximately $690,000 after selling for around $782,000 in 2022.

That particular property has circumstances that make it different from a standard resale, so I wouldn’t use that example as a benchmark for the entire neighbourhood.

But the broader point remains: buyers have considerably more selection and negotiating power in the South Surrey townhome market than they did during the peak.

A few years ago, buyers were often asking:

“How do I win this townhome?”

Today, they’re much more likely to ask:

“Which one do I actually like best?”

6. Willoughby Townhomes

Willoughby real estate is another part of Langley where buyers have considerably more choice.

There are many relatively similar townhouse developments competing for the same group of buyers.

That creates leverage.

If one unit backs onto a busy road, has an awkward layout or is poorly located within the complex, buyers don’t necessarily have to accept that compromise.

There may be another option a few blocks away.

This is one of the biggest differences between today’s market and the peak.

Several years ago, buyers often had to decide how aggressive they were willing to be just to secure a property.

Today, you can actually compare the available inventory, review recent sales and decide whether the home really deserves its asking price.

You can browse the latest Willoughby homes and townhomes for sale here.

7. Condos Around $400,000 to $600,000

Condos may offer one of the most accessible opportunities in the current market.

Depending on the building and neighbourhood, I’m seeing many condo values approximately 15% to 20% below where comparable properties were trading around the peak.

To put that into perspective, a 20% change on a $500,000 property is $100,000.

That is significant for a first-time buyer, downsizer or investor.

But I think the bigger advantage today is the buying process itself.

Buyers generally have more time to review strata documents, compare buildings, look at recent comparable sales, understand upcoming strata expenses, negotiate price and terms, and complete proper due diligence.

During the peak market, buyers were often making major decisions extremely quickly.

Today, you can usually slow the process down.

For buyers looking at the lower end of the market, you can browse current Langley condos under $499,000 or use my full MLS property search to compare condos across Langley, South Surrey and the Fraser Valley.

What I’m Seeing From Buyers Right Now

The biggest trend I’m seeing right now is hesitation.

Buyers are still looking.

They’re booking showings, watching new listings and comparing properties.

But they are much more selective.

They are not automatically writing an offer simply because they like a home.

They are looking at what else is available, what recently sold, how long the property has been listed and whether the asking price really makes sense.

That is one of the main reasons listings are taking longer to sell.

What Today’s Market Is Telling Sellers

There is also an important distinction sellers need to understand between getting showings and getting offers.

If your property is receiving regular showings every week but nobody is writing an offer, there is a good chance buyers are telling you that the price doesn’t quite match the product.

Your price may be attractive enough to get buyers through the door, but once they compare the home with the alternatives, they are choosing something else.

If you’re receiving virtually no showings, and similar properties are also receiving very little activity, that can be different.

There may simply be a very small number of active buyers looking for that type of property at the moment.

Unique properties are different again.

If there are very few comparable sales and the buyer pool is naturally small, constantly reducing the price doesn’t always create a buyer.

Sometimes the correct strategy is to hold your position and wait for the right person to come along.

So, Is Now a Good Time to Buy in Langley or South Surrey?

For the right buyer, I think it can be.

But I wouldn’t recommend buying something simply because it’s cheaper than it was in 2022.

The better question is:

Is this a good property at a good price?

Those are two very different things.

Right now, buyers have something they haven’t consistently had for several years:

Time and negotiating power.

You can look at multiple properties.

You can walk away from bad layouts.

You can avoid busy roads if they bother you.

You can think about suite potential and future resale value.

And you can wait for the right property instead of feeling pressured to buy the first available one.

The opportunities are there.

You just need to know where to look.

Looking for the Best Value in Langley or South Surrey?

If you’re considering buying and want to know where I’m personally seeing the strongest value, feel free to reach out.

I’m constantly reviewing new listings, recent sales, price reductions and buyer activity across Langley, South Surrey, Brookswood, Willoughby, Murrayville, Walnut Grove, Campbell Valley and the Fraser Valley acreage market.

Sometimes the best opportunity isn’t the property with the biggest price reduction.

It’s the property where the price, location, usability and long-term value all make sense.

Jared Gibbons
Royal LePage Little Oak Realty

604-928-1361

If you have looked at a Fraser Valley poultry farm listing and wondered why two properties with similar acreage and similar barns are priced hundreds of thousands of dollars apart, the answer is almost always quota. In British Columbia, the right to produce chicken, eggs, turkey and broiler hatching eggs commercially is regulated, finite, and separately valued from the land it sits on. Understanding how it works is the difference between reading a listing correctly and badly misjudging what you are buying.

Supply management in plain language

Canada regulates five farm sectors under supply management: dairy, chicken, turkey, table eggs and broiler hatching eggs. The system rests on three pillars. Production is planned to match domestic demand, imports are limited through tariff-rate quotas, and farmers are paid prices built from cost-of-production formulas rather than left to swing with commodity markets.

The practical result for a grower is stable, predictable income. The practical result for a buyer is that you cannot simply build barns and start producing at commercial scale. You need quota, and quota is only issued or transferred with the approval of the relevant marketing board.

The boards that govern each sector

National agencies set each province's share of production. In BC, provincial boards then administer that share, allocate quota to individual producers, and set the rules for transfers:

• Chicken (broiler) production is administered by the BC Chicken Marketing Board.

• Table egg production is administered by the BC Egg Marketing Board.

• Turkey production is administered by the BC Turkey Marketing Board.

• Broiler hatching eggs fall under the BC Broiler Hatching Egg Commission.

All of these operate under the Natural Products Marketing (BC) Act and are supervised by the BC Farm Industry Review Board, which hears appeals of board decisions and conducts supervisory reviews of how the boards operate. If a producer disputes a quota decision, BCFIRB is where that goes.

How quota is actually measured

Quota is not one uniform thing, and the unit differs by sector. Chicken quota is expressed as kilograms of live weight per production period, with production allocated in recurring cycles through the year rather than continuously. Turkey quota is likewise measured in kilograms of live weight. Egg quota is measured in laying hens, so a layer farm is described by the number of birds it is entitled to house rather than by output weight.

In every case, quota is attached to approved premises. The board needs to know where the birds will be housed, and the barn has to meet the requirements before allotted quota can be produced there. That is why barn condition and board approval status matter as much as raw square footage when a farm is valued.

What happens to quota in a sale

This is the single most misunderstood point in poultry farm transactions: quota does not run with the land. Buying the property does not automatically make you the holder of the quota that was produced on it.

A transfer has to be applied for by both parties and approved by the applicable board, and the quota is only part of the deal if the Contract of Purchase and Sale expressly says so. Each board maintains its own transfer rules covering eligibility, minimum and maximum holdings, premises approval and timing. The egg sector generally moves quota through BC Egg's Provincial Quota Exchange, with defined exceptions such as a bona fide sale of a going concern. The chicken board requires approved premises before transferred quota can be allotted.

What that means in a transaction is straightforward. Quota terms need to be spelled out in writing, the transfer application needs a realistic timeline attached to it, and subject removal should not happen on the assumption that board approval is a formality. Our guide to buying a chicken farm in BC walks through the sequence in more detail.

What quota does to Fraser Valley farm values

A supply-managed poultry farm is really three assets sold together: the land, the barns and equipment, and the quota. In the Fraser Valley, where ALR land is expensive and large level parcels are scarce, all three carry real weight, but quota and barn capacity are usually what separate a working operation from a nice acreage with outbuildings.

Quota also behaves differently from real property. It is a valuable, transferable entitlement, but it is a regulated one. Boards can adjust allocations, and holdings are subject to ongoing compliance. Lenders understand this well, and agricultural lenders will finance quota, but the underwriting is its own conversation separate from the mortgage on the dirt.

Geography matters too. Abbotsford poultry farms sit in the densest concentration of chicken and egg production in the province, with processors, feed mills and veterinary services close at hand. Chilliwack poultry farms tend to offer a friendlier land basis for the same barn and quota package, which is why expanding growers watch that market closely. Langley poultry farms combine supply-managed income with some of the most valuable ALR ground in BC, and large contiguous parcels there are genuinely scarce.

What to verify before you write an offer

On any supply-managed farm, the due diligence list runs well past the usual home inspection. Confirm the quota holding and the exact amount in writing. Confirm the premises are board-approved and that approval will survive the transfer. Confirm whether any quota is leased rather than owned. Confirm the barn's rated capacity against the quota it is meant to serve. Check biosecurity infrastructure and the property's history with avian influenza control zones. Check ALR status, zoning, manure management and setbacks. Confirm the GST treatment of the transaction with your accountant, because the quota component is treated differently from residential value.

Buyers coming from residential real estate are often surprised by how much of the value sits in paperwork rather than in the buildings. That is the nature of a regulated sector, and it is manageable, but it needs to be handled deliberately rather than discovered after subject removal.

Thinking about buying or selling

A large share of poultry farm sales in the Fraser Valley never reach a public listing. Sellers prefer confidential transactions and quota-eligible buyers are a small, known group. If you are looking to acquire, browse poultry farms for sale in BC, or narrow by sector to chicken farms, turkey farms or egg and layer farms.

If you are considering selling, or you simply want a current read on what your farm and quota are worth in today's market, call or text Jared Gibbons at 604-928-1361 for a confidential evaluation.

If you shop the Safeway at 16 Avenue and 128 Street, the sign on the door hasn't changed — but the ownership behind it has.

Crombie REIT, a Nova Scotia–based real estate investment trust, confirmed in its second-quarter report that it picked up the Ocean Park Safeway back in late April for $12.7 million. The seller was a subsidiary of Empire, the parent company behind the Safeway banner, and Empire is also one of Crombie's largest unitholders. After closing, Crombie turned around and leased the 30,000 sq. ft. building right back to an Empire subsidiary — so the grocery store keeps operating exactly as it has.

One clarification worth making, because it trips people up locally: the Safeway shares a parking lot with Ocean Park Shopping Centre, but it sits on its own legal parcel. The rest of the plaza — Rexall, BC Liquor, Coast Capital, Cobs Bread and the others — is separately owned and wasn't part of this transaction.

The detail that actually matters for homeowners

Crombie sorts its holdings into two buckets: income-producing and redevelopment. The Ocean Park Safeway landed in the income-producing column. In plain terms, the plan is to collect rent from a working grocery store, not to fence it off and start pouring concrete. That could shift years down the road — these designations aren't permanent — but there's no tower proposal sitting behind this purchase today.

I bring that up because I get the question constantly across Crescent Beach and Ocean Park: is the shopping centre going to get redeveloped? Right now, for this site, the answer is no.

Why Crombie's name is worth knowing

The reason locals should recognize this owner is that Crombie is genuinely busy in BC. Of the 25 sites on its major development pipeline, 12 are in this province — most of them Safeways sitting on transit-adjacent land the REIT has flagged as having room for housing above.

A few from the list that are close to home:

• Surrey (8860 152 Street) — labelled a medium-term project, with no redevelopment plans made public yet and no entitlements secured. If you're tracking that corridor, it's worth watching Surrey homes for sale in the surrounding blocks.

• Port Coquitlam — on the long-term list, alongside New Westminster. Same story for Port Coquitlam and New Westminster buyers.

• Commercial-Broadway in Vancouver — the furthest along by a wide margin. Council approved the three-tower project last year after a heavily contested public hearing.

• Lynn Valley in North Vancouver — a preliminary application for roughly 479 units across four buildings, now a 50/50 partnership with Wesgroup, still short of a formal rezoning submission.

The pattern is hard to miss. Aging grocery-anchored sites on big surface lots near transit are where a lot of the region's next housing is going to come from. If you want to understand how that gets approved in our area, my zoning guide walks through the basics. Ocean Park just isn't in that queue yet.

What I'd take away from it

Two things.

First, a stable, well-tenanted grocery anchor a short drive from home is a quiet asset when you go to sell. Walkable daily amenities show up in buyer behaviour long before they show up in listing copy — something I factor in on every home evaluation I do in this area.

Second, if you own within a few blocks of any of these Crombie-held sites, it's worth knowing where your neighbourhood sits on that pipeline. A near-term redevelopment and a long-term one have very different implications for timing a sale — and if you're on the buying side, my home buying guide covers what to look at before you commit.

If you're weighing a move in South Surrey, Ocean Park, White Rock or Crescent Beach and want a straight read on what your home is worth in today's market, give me a call at 604-928-1361 or get in touch. Happy to walk you through it.

Land gets valued differently than houses. A home is priced on what it is right now — the finishes, the layout, the condition of the roof. A development site is priced on what it's permitted to become, how quickly that permission can be obtained, and who will want the finished product once it exists.

That's a different kind of due diligence, and it's worth walking through with a real example.

The site

16216 20 Avenue is a 1.13-acre holding in Pacific Douglas, South Surrey — roughly 49,136 square feet, with just over 50 feet of frontage and nearly 300 feet of depth. There's an existing 3,726 sq ft basement-entry home on it, built in 1972, along with a barn and a fenced yard. It's on septic with municipal water.

The house isn't really the story here, and the listing doesn't pretend otherwise: it's offered as-is, where-is. What you're buying is the dirt and its position.

Why the location matters

The site sits within South Surrey's Highway 99 Corridor Plan, which the City has designated for business park and light industrial uses. That designation is the single most important fact about the property, because it tells you what the land is being planned for rather than what's on it today.

The access profile backs it up. You're immediately onto Highway 99, connected to established truck routes, minutes from the U.S. border, and within reach of two international airports. For anything logistics-adjacent — distribution, service trades, light manufacturing — that combination is the whole ballgame. Industrial land in Metro Vancouver is famously scarce, and land with genuine highway and border access is scarcer still.

Then there's the surrounding investment. The 24th Avenue commercial node, Grandview, and Morgan Crossing have all drawn substantial commercial development into this part of South Surrey over the past decade. Growth in one corridor tends to pull demand into adjacent ones. That's the long-term case.

The questions a buyer should be asking

If you're evaluating a site like this, the work sits in a few places.

Current zoning versus planned use. The parcel is currently zoned RA. The corridor plan contemplates business park and light industrial. The gap between those two things is a rezoning process, and how long it takes and what it costs belongs in your pro forma from day one. Our zoning reference and the City's land use plans are the place to start.

Servicing. The property is on septic today. Any industrial or business park development will need sanitary servicing, and where the nearest connection sits — and who pays to extend it — is a real number, not a footnote.

Assembly potential. At 1.13 acres, this is a standalone parcel with a narrow frontage and a deep lot. Whether it works alone or wants a neighbour depends on what you're building. Mapping the ownership around it is worth doing early; the GIS tools make that straightforward.

Holding costs. Rezoning takes time. The existing house can generate rental income during that window, which changes the carrying math considerably compared to raw land.

Who this suits

Three types of buyer typically look at a parcel like this. The land banker, who is comfortable holding through an entitlement cycle and betting on the corridor plan progressing. The owner-operator, who needs a yard and a building with highway access and would rather build to suit than lease. And the developer looking at multi-tenant industrial or commercial, where demand in this submarket has been consistent.

What all three have in common is that they're underwriting the corridor, not the cottage.

Talk it through

Development land rewards early questions. If you're weighing this site or something like it, the useful conversation happens before you're under contract — zoning path, servicing, timelines, comparable sales in the corridor. Have a look at the commercial listings and available land, then get in touch and we'll go through the specifics.

Jared Gibbons PREC · Royal LePage Little Oak Realty · 604-928-1361

For anyone who lives here, it isn't news. But it's nice to see it in print again: Crescent Beach has landed on a Top 10 list of Canada's best beaches for the second year in a row, coming in at number six nationally.

The ranking comes from new research that pulled TripAdvisor data on 50 of the country's top beaches across the seven coastal provinces. Researchers weighed visitor ratings and review volume alongside how often people described a beach as "beautiful," "clean," "peaceful," or "romantic." Crescent Beach scored a 4.5-star average, drawn from 589 reviews rated above four stars.

The standout stat: Crescent Beach recorded the second-highest number of "romantic" mentions of any beach in the country. Reviewers repeatedly described it as a hidden gem at sunset — which is exactly the kind of thing residents have quietly known for decades. The study also singled out the waterfront path and the long pier, a favourite for walkers and fishers alike.

Crescent Beach wasn't the only BC entry. Chesterman Beach in Tofino took the top spot nationally, and Rathtrevor Beach Provincial Park in Parksville finished third. Three of Canada's top six beaches are in British Columbia — and only one of them is a 45-minute drive from downtown Vancouver.

Why a Beach Ranking Matters to Homeowners

It's easy to file this under "nice trivia." It's actually a little more than that.

Waterfront communities like Crescent Beach are supply-constrained in a way most neighbourhoods aren't. The shoreline doesn't expand. The village core doesn't densify. There are only so many character cottages, only so many homes with a real ocean view, and only so many properties where you can walk to the pier before your coffee gets cold. When national attention lands on a place with a fixed number of doors, the effect on demand tends to show up in the numbers.

National recognition also broadens the buyer pool. Buyers relocating from Ontario, Alberta, or overseas often don't have Crescent Beach on their radar — White Rock and Ocean Park get the search traffic. A Top 10 placement puts the neighbourhood in front of people who are researching where to land before they've ever set foot in the Lower Mainland. Two consecutive years on the list makes it look like a fixture rather than a fluke.

And it reinforces something buyers already respond to on showings: the lifestyle case for living in Crescent Beach is easy to make and hard to replicate. The seawall walk, Blackie Spit, the boat launch, the small cluster of cafés and the ice cream line in July, the sunsets over Boundary Bay. That's not marketing language — it's what a Saturday actually looks like here.

What Buyers Should Know About Crescent Beach

Crescent Beach real estate is its own micro-market. Inventory is limited, the housing stock is a genuine mix — original beach cottages, thoughtful renovations, newer custom builds — and price per square foot behaves differently than it does a few kilometres inland. Flood construction levels, lot dimensions, and heritage character all factor into value in ways that don't apply in Grandview Heights or Morgan Creek.

Worth knowing before you shop:

• Homes rarely sit. Well-priced properties near the water move quickly, often to buyers who've been watching the area for months.

• The village premium is real. Walkability to the pier and the shops carries measurable value.

• Access keeps improving. Recent infrastructure work around Crescent Road has made getting in and out easier, which matters more than people expect.

• Ocean Park is the natural alternative. If Crescent Beach inventory is thin, neighbouring Ocean Park offers similar proximity with more selection.

If nothing on the water fits, it's worth widening the search across South Surrey homes for sale or looking at South Surrey estate and luxury properties, where ocean-view options come up more often than most buyers expect.

Thinking of Selling in Crescent Beach?

If you own here, this is useful context. National coverage doesn't set your list price — comparable sales do — but it does shape how a well-marketed waterfront property gets positioned, and who sees it. Sellers in Crescent Beach have a story to tell that almost no other neighbourhood in Metro Vancouver can match, and the right marketing puts that story in front of the buyers willing to pay for it.

Curious what your home is worth in today's market? Start with a free home evaluation, or get in touch to talk through buying or selling in Crescent Beach, Ocean Park, or anywhere in South Surrey.

Jared Gibbons PREC | Royal LePage Little Oak Realty
604.928.1361

Big news out of city hall this week — and it's happening right here in South Surrey.

Surrey council just gave the green light to move forward on a long-term lease of 36 acres of city-owned land in Campbell Heights to Prologis, one of the world's biggest names in logistics real estate. We're talking about a company whose customers include Amazon, Lululemon, Walmart, Home Depot, and Coca-Cola.

The headline number? The deal is projected to generate more than $1 billion in lease and property tax revenue over its 62-year term.

THE QUICK FACTS

- 36 acres of city-owned land in Campbell Heights, South Surrey

- Roughly 721,000 sq ft of proposed industrial space — logistics, warehousing, distribution, and office

- Expected to roughly double the city's annual revenue from the property

- Hundreds of local jobs projected

- The city keeps ownership of the land the entire time — a smart long-term play

WHY THIS MATTERS IF YOU OWN (OR WANT TO OWN) IN SOUTH SURREY

I've been selling real estate in South Surrey and White Rock for years, and here's the pattern I see over and over: jobs drive housing demand.

When a global company like Prologis commits to a 62-year deal, it's not a gamble — it's a vote of confidence. They've done the math on Surrey's location, transportation links, and growth trajectory, and they like what they see. They're joining names like Beedie and Toyota, who've already invested heavily in Campbell Heights.

Hundreds of new jobs means hundreds of workers, managers, and their families looking for homes nearby. Grandview Heights, Morgan Creek, Sunnyside, Rosemary Heights — these neighbourhoods are all a short drive from Campbell Heights. That's sustained demand pressure in a market that already doesn't have enough supply.

WHAT BUYERS SHOULD TAKE FROM THIS

If you've been sitting on the fence about buying in South Surrey, this is the kind of long-term signal worth paying attention to. Employment centres like Campbell Heights don't just appear overnight — and once they're established, the surrounding residential areas tend to benefit for decades. Buying near a growing job hub has historically been one of the more reliable plays in Fraser Valley real estate.

WHAT SELLERS SHOULD TAKE FROM THIS

News like this strengthens the story behind your home. When I market a South Surrey property, I'm not just selling square footage — I'm selling the area's future. A billion-dollar commitment from a global company is exactly the kind of proof point that helps buyers get comfortable making a strong offer.

THE BOTTOM LINE

South Surrey keeps showing up on the radar of serious, global money — and that's no accident. Strong transportation connections, one of Metro Vancouver's last big industrial growth areas, and a city that's actively courting investment.

If you're thinking about buying or selling in South Surrey, White Rock, or anywhere in the Fraser Valley, let's talk about how moves like this fit into your plans.

Jared Gibbons | Royal LePage Little Oak Realty
604-928-1361 | jaredgibbons@royallepage.ca

Remember 2021? Buyers were writing heartfelt letters to sellers — "we can picture our kids growing up in your backyard" — hoping an emotional edge would win a 15-offer bidding war. This week, national real estate press confirmed what I've been telling my buyers for over a year: the buyer love letter is dead. In a soft market, sellers care about one thing — the strength of your offer.

Good news if you're buying in South Surrey, White Rock or Langley: you don't need to write poetry anymore. You need a strategy. Here's what the numbers say and how to use them.

THE FRASER VALLEY IS A BUYER'S MARKET — HERE'S THE PROOF

The June FVREB numbers tell the story:

- Sales-to-active listings ratio: 11%. Anything under 12% is officially buyer's market territory. We've been here for months.

- Over 10,300 active listings across the Fraser Valley. That's real selection — buyers haven't had this much choice in years.

- 1,147 sales in June — up slightly from May, but still below last year. Sellers are competing for a small pool of active buyers. You're the scarce resource now.

- Benchmark prices are 26% below the 2022 peak and still edging down. The composite benchmark sits at $884,800, down 7.1% year over year.

- Days on market: 37 for detached, 33 for townhomes, 38 for condos. In 2021, well-priced homes sold in under a week. Today, sellers wait — and waiting sellers negotiate.

Locally in South Surrey/White Rock, the detached benchmark is $1,696,300 — down 7.6% from last year. Townhomes are at $853,400 (down 8.9%) and condos at $560,800 (down 4.6%). If you've been priced out of this area before, run the numbers again.

WHY THE LOVE LETTER STOPPED WORKING

Letters only ever mattered as a tiebreaker between nearly identical offers in a bidding war. With an 11% sales-to-active ratio, most listings aren't getting multiple offers — they're getting one, or none. There's no tie to break. Vancouver-area agents quoted in this week's coverage said it plainly: sellers are focused on bottom-line price, and a solid offer beats a heartfelt note every time.

One more thing most people don't know: buyer letters were always legally risky. When a letter reveals personal details — family status, religion, ethnicity — and a seller picks (or passes on) an offer partly because of it, that can create exposure under the BC Human Rights Code. It's part of why I rarely recommended them even at the peak. Protecting my clients means keeping decisions about price and terms, where they belong.

THE 2026 BUYER PLAYBOOK — WHAT ACTUALLY WINS

1. Negotiate on price — with data, not hope. When a listing has sat for 40+ days, I pull the comparable sales and the seller's original purchase price before we write. An offer backed by comps is a negotiation; a lowball with no logic is just noise that gets ignored.

2. Target stale listings and price reductions. Homes that have been re-listed or reduced signal a motivated seller. These are where the best deals in South Surrey and Langley are getting done right now.

3. Keep your conditions — and use them. Subject to inspection, subject to financing, even subject to sale of your current home are back on the table. In 2021 you had to waive everything; in 2026, sellers accept conditional offers because they can't afford to lose you. And a thorough inspection is a legitimate second negotiation.

4. Use your deposit and dates as leverage. A larger deposit delivered within 24 hours and flexible possession dates tell a seller you're serious — and they cost you nothing compared to overpaying on price.

5. Get pre-approved and lock your rate before you shop. In a buyer's market, speed and certainty are your negotiating chips. A seller staring at 40 days on market will take a clean, financed, ready-to-move buyer over a maybe every time.

6. Don't wait for the "bottom." Nobody rings a bell at the bottom of the market. What you can measure is today: 26% off peak prices, huge selection, and sellers who negotiate. When the ratio climbs back over 12%, this leverage disappears.

THE BOTTOM LINE

The market has handed Fraser Valley buyers the best negotiating position in years — but leverage only works if you know how to use it. If you're thinking about buying in South Surrey, White Rock or Langley, let's talk strategy before you start touring. Check out my full buyer guide, or reach out directly — 604-928-1361 or jaredgibbons@royallepage.ca.

If you're weighing retirement living in South Surrey, you're in good company. The Semiahmoo Peninsula has quietly become one of the most sought-after corners of the Fraser Valley for people entering their next chapter — and it's not just the ocean views. Between walkable amenities, an active 55+ social scene, and a growing menu of low-maintenance housing options, downsizing in White Rock has become a lifestyle upgrade as much as a real estate decision.

A Peninsula Built for an Active Retirement

Part of what makes this area stand out is how much there is to actually do. The Kent Street Activity Centre in White Rock draws a steady crowd of 55-plus residents for cards, snooker, group lunches, and social clubs — the kind of everyday connection that's hard to find in a lot of retirement communities. Brella Community Services adds another layer of support, offering seniors and their families information, programming, and a sense of belonging. For those who want structured recreation, the South Surrey Recreation & Arts Centre is fully accessible and keeps its annual 55+ membership affordable, with a long list of free or nominal-fee activities attached. Add in three well-used libraries — White Rock, Semiahmoo, and Ocean Park — plus two active garden clubs and an Intergenerational Therapeutic Garden at South Surrey Athletic Park, and it's easy to see why seniors activities South Surrey searches keep climbing.

Why 55+ Communities in South Surrey Are in Demand

This lifestyle infrastructure is exactly why 55+ communities South Surrey continue to see strong buyer interest. People aren't just retiring here — they're choosing it deliberately, often after years of visiting family or vacationing on the Peninsula. Buyers in this stage of life tend to prioritize walkability, proximity to healthcare, and a genuine sense of community over square footage. That shift in priorities is reshaping what "move-up" buying looks like for people in their 60s and beyond: smaller footprint, better location, more life built in.

One-Level Living in White Rock: What Downsizers Actually Want

When it comes to housing, one-level living in White Rock is the phrase that comes up again and again. Ranchers, ground-floor condos, and dedicated 55+ buildings consistently outperform other segments for this buyer group, largely because they remove the friction of stairs and yard maintenance without sacrificing lifestyle. Buyers touring these listings are typically looking for single-level layouts, low-maintenance exteriors, secure buildings, and easy access to transit or walking routes into town — not a bigger home, but a smarter one.

Best Neighbourhoods for Seniors on the Semiahmoo Peninsula

For anyone comparing options, White Rock proper tends to appeal to those who want beachfront walkability and a compact downtown, while pockets of South Surrey — particularly near Ocean Park and the recreation centre — offer quieter streets with the same access to amenities. Both areas consistently rank among the best neighbourhoods for seniors on the Semiahmoo Peninsula, and both have seen sustained demand from buyers relocating from elsewhere in Metro Vancouver specifically for retirement.

Making the Move: How Jared Gibbons Helps Downsizers

Selling a long-time family home to move into something smaller is rarely just a transaction — it's a transition, and it usually comes with questions about timing, staging, and what the local market will actually support. Jared Gibbons has spent years working with South Surrey homes for sale across exactly this buyer profile, helping downsizers understand realistic pricing, prepare a home to show well, and find the right-sized property without the guesswork. If you're exploring what your current home might be worth as a first step, a home evaluation is a good place to start, and you can browse current South Surrey homes for sale or White Rock listings to get a feel for what's available at different price points.

Thinking about downsizing? Contact Jared Gibbons at 604-928-1361 or jaredgibbons@royallepage.ca — or reach out here to talk through your options.

If you've been searching for new condos South Surrey buyers can actually afford to get into, Kingsgate is worth a look. This four-storey boutique building at 2233 156 Street — right at King George Boulevard and 156 Street — offers one- to three-bedroom homes up to 1,371 square feet, and select layouts include something you don't usually see in a condo: a lock-off suite. For anyone comparing options among current South Surrey condos for sale, that one feature changes the math on affordability in a meaningful way.

What Makes These Condos With a Lock-Off Suite Different

A lock-off suite is essentially a self-contained space within the home — its own entrance, bathroom, and kitchenette — separate from the main living area. It's the same concept that's made basement suites so popular in detached homes in Langley and across the Fraser Valley, just built into a condo floor plan. Owners can rent it out to help cover the mortgage, set up space for a parent or adult child, or simply keep it flexible for guests or a home office. For a mortgage helper condo, this is a rare find in the South Surrey market, and it's part of what's generating early interest in the building.

Location and Lifestyle at Kingsgate South Surrey

Kingsgate sits in a genuinely convenient spot. Highway 99 is about three minutes away, Grandview Corners is a five-minute drive for groceries and shopping, and the US border crossing is roughly ten minutes out — a real plus for buyers who commute or travel south often. White Rock Beach is about twelve minutes away, and Jessie Lee Elementary is within walking distance, which matters for young families weighing condos near White Rock against the broader White Rock market. On-site, residents get a fitness centre, yoga studio, party room, an outdoor BBQ and fire pit terrace, parcel lockers, and underground parking with storage.

Demand for South Surrey Presale Condos in This Corridor

The King George Corridor has become one of the busier pockets of South Surrey real estate, and it's easy to see why. Buyers get walkable access to daily amenities, quick highway connections, and beach proximity without paying waterfront premiums found in South Surrey's luxury market. New inventory in this stretch tends to move quickly, particularly units that offer flexibility beyond a standard one-bedroom layout. As more South Surrey presale condos complete and register, well-located, amenity-rich buildings like this one continue to hold buyer interest.

Who Kingsgate Is Built For

This building suits a wider range of buyers than most new condo developments. A first time buyer South Surrey market rarely accommodates on their own can use a lock-off suite's rental income to qualify for financing — our buyer resources guide walks through how that process typically works. Investors get a genuinely flexible asset with two income-generating configurations under one strata fee. And multigenerational families get a private space for aging parents or adult kids without sacrificing separation. It's a layout that solves a few different problems at once, which is part of why interest hasn't been limited to one type of buyer.

Getting the Right Floor Plan

With 13 different layouts and only a handful including the lock-off configuration, the units that make the most financial sense tend to go first. If you're weighing Kingsgate against other options across South Surrey, it helps to have someone who can walk through current pricing and availability with you directly. Jared Gibbons has been tracking new developments across the Fraser Valley and can pull current floor plans, pricing, and comparables so you're working with accurate numbers, not marketing copy.

Contact Jared Gibbons at 604-928-1361 or jaredgibbons@royallepage.ca for current Kingsgate floor plans and pricing.

South Surrey just got a major economic boost, and it's worth paying attention to whether you already own a home here or you're looking to buy. Developer Beedie has broken ground on a massive new industrial park in South Campbell Heights, bringing more than one million square feet of commercial and industrial space — and a wave of new jobs — to the neighbourhood over the next couple of years. For anyone tracking South Surrey real estate, this kind of employment growth tends to have a ripple effect on housing demand, and it's a trend worth understanding before it plays out.

What's Being Built in South Campbell Heights

The project is called South Campbell Heights Business Park, located at 19084 20th Ave. It spans more than 60 acres and will eventually deliver over one million square feet of industrial space once fully built out. Phase one, a 20-acre portion of the site, is set to be build-ready later this year, with the first completed project expected in early 2028. Beedie has already secured its first tenant: an unnamed but major player in the automotive industry. Surrey Mayor Brenda Locke attended the groundbreaking, reinforcing the city's push to grow as a logistics and port-adjacent hub for the region. You can read the original coverage from Peace Arch News here, which broke the story on the Beedie development. peacearchnews

Why New Jobs Mean More Housing Demand

Industrial development doesn't just create warehouse jobs — it creates a broader employment base. These positions in manufacturing, logistics, and distribution are generally higher paying and tend to anchor a community, which then supports the ancillary jobs that follow: healthcare, retail, trades, and professional services. In practical terms, that means more people working, earning, and looking for places to live within a reasonable commute of South Campbell Heights.

For homes for sale in South Surrey, that's a meaningful signal. Nearby communities like Grandview Heights, Morgan Creek, Pacific Douglas, and Sunnyside are all realistically positioned to see increased interest from workers and families connected to this new employment corridor. As jobs move in, housing demand in these pockets tends to follow, particularly for buyers who want a shorter commute and access to established schools, parks, and amenities.

What This Means If You're Selling in South Surrey

If you own property in South Surrey, this kind of employment growth is a long-term positive for values. A stronger local job base tends to support steady demand for housing over time, which is exactly the kind of fundamental that underpins a healthy real estate market — not short-term speculation, but real, sustained interest from people who need a place to live near where they work. Sellers in Grandview Heights, Morgan Creek, and the surrounding communities may find that buyers are increasingly weighing proximity to this growing employment hub as part of their decision.

What This Means If You're Buying in South Surrey

For buyers, the timing here is worth thinking through. The first phase of South Campbell Heights won't be complete until early 2028, which means there's a window right now to buy into the surrounding neighbourhoods before that demand fully materializes. Buying ahead of a known growth driver — rather than after it's already reshaped the local market — is generally the more advantageous position to be in. Whether you're looking in Sunnyside, Pacific Douglas, or elsewhere in South Surrey, it's worth factoring this development into your search. If you're early in the process, this step-by-step buyer's guide walks through what to expect from pre-approval through closing.

Local Perspective

Big employment announcements like this one are exactly the kind of development a South Surrey realtor should be tracking closely, since they tend to shape where demand shows up next — long before it's obvious in the listing data. Jared Gibbons has been following growth patterns across South Surrey's communities for years and can help put news like this into context for your specific situation, whether that's timing a sale or figuring out where to buy.

Thinking About Buying or Selling in South Surrey?

If you want to talk through how the South Campbell Heights project might affect your neighbourhood specifically, or you're ready to start browsing homes for sale in South Surrey, reach out to Jared directly at 604-928-1361.

Most real estate news isn't really real estate news — but this one is. On April 29, Surrey council approved an $11,592,600 contract to B&B Heavy Civil Construction Ltd., with a total expenditure authorization of $12,751,860, to build two new water mains and widen 24 Avenue through one of the fastest-growing parts of the city.

If you've been watching South Surrey real estate — or holding land here waiting for the next chapter — this is the kind of capital project that quietly changes everything underneath the surface. Literally.

What's Actually Being Built

The project covers two new water mains plus road widening along 24 Avenue from 166 Street to 172 Street, and along 172 Street from 24 Avenue down to 20 Avenue. The road upgrades aren't just asphalt — they include new pedestrian and cycling facilities, which matters for liveability scores and long-term resale.

The areas being serviced are some of the most talked-about pockets in South Surrey: Darts Hill, Grandview Area 5, and Redwoods. These are neighbourhoods that have been planned for growth for years, but couldn't fully unlock without proper water capacity and road access. That's the bottleneck this project clears.

Construction is scheduled to start July 2026 and wrap by summer 2027.

Why a Water Main Is a Real Estate Story

Councillor Linda Locke summed it up at the meeting: "This opens up a significant part of our city that will allow for other development areas in South Surrey." That's not a throwaway quote — it's the entire thesis.

You can't build townhouse complexes, condo towers, or master-planned single-family pockets without water capacity. Once a corridor like 24 Avenue gets serviced, the development applications that have been sitting in pre-application queues start moving. Builders commit. Land prices in adjacent blocks firm up. The neighbourhood transitions from "future growth area" to "active growth area."

That's the shift this project triggers for Darts Hill, Grandview, and Redwoods.

Who's Paying for It (And What That Tells You)

About $5.3 million of the project is funded through the federal Housing Accelerator Fund (HAF) — part of the $95.6 million the City of Surrey secured back in December 2023 specifically to enable more housing supply. The remainder is covered by Development Cost Charges and the city's Road & Traffic Safety Levy. Aplin and Martin Consultants Ltd. is the engineering consultant on a separate $388,500 contract.

The funding mix matters because it tells you the purpose of the spend. HAF dollars are tied to housing outcomes — meaning Ottawa expects measurable new units to come out of this. That's a pretty strong signal that the development pipeline behind this corridor is real, not speculative.

What This Means for Buyers, Sellers, and Investors

For buyers eyeing homes in South Surrey: the runway for this area just got longer. Servicing upgrades typically precede a wave of new construction — meaning more inventory, more housing variety, and stronger amenity build-out over the next 3–5 years. If you're targeting a long-term hold in Grandview or Redwoods, this is a tailwind.

For sellers with land or older homes in or near the project corridor: the value proposition just sharpened. Buyers and builders pay attention to serviced land. Even if you're not selling tomorrow, this is the kind of news that supports your number when you do.

For investors, the read is straightforward. Infrastructure leads density. Density leads to absorption. South Surrey has been one of the more reliable long-term growth stories in Metro Vancouver, and this project extends that runway.

You can browse current South Surrey homes for sale or pull a full live listings search covering all the affected neighbourhoods.

The Bigger Picture for South Surrey

South Surrey has been growing for a decade, but the story has shifted. It used to be about Morgan Crossing and Grandview Corners pulling people in for retail and lifestyle. Now it's about housing supply finally catching up to the demand that those amenities created — and infrastructure projects like this $12.75 million approval are the unsexy plumbing (sometimes literally) that makes it possible.

If you're trying to figure out where to position yourself before the next phase of growth — whether that's a first home in Grandview, a downsize from a larger detached property, or a long-term land hold along the 24 Avenue corridor — I'm always happy to walk through what the numbers actually look like on the ground. After years of working this market, my job is to help clients separate signal from noise on news like this. You can also explore South Surrey luxury options if that's the price point you're shopping in.

If you've been watching the Langley real estate market for the last few years, the latest projections from the Langley School District won't surprise you — but they do put hard numbers behind a shift a lot of us have been feeling. The majority of school-aged kids moving into Langley over the next decade will grow up in townhouses and condos, not single-family homes. That's a meaningful change in what this community looks like, and it's worth unpacking.

For buyers, sellers, and investors, this is more than a school enrolment story. It's one of the clearest signals we have about where demand in Langley housing is actually heading.

The Numbers Behind Langley's Next Decade

Over the next ten years, Langley Township is expected to welcome 6,371 new school-aged residents, while the City of Langley is projected to add another 968 eligible students. Combined, that's more than 7,300 kids who'll need bedrooms, schools, and neighbourhoods to grow up in.

The housing breakdown is what stands out. In the Township, 3,244 of those new students will live in townhouses, compared to 1,897 in single-family homes. Condos account for 980, and rowhouses add another 250. In the City of Langley, the lean toward attached housing is even sharper — 562 students in condos, 283 in townhouses, and just 123 in detached homes.

Roll it all up and you get a clear picture: 48% of all new Langley students are expected in townhouses, 21% in condos, 27% in single-family homes, and 3% in rowhouses.

Why Attached Housing Is Leading the Way

This shift isn't a mystery. It's being driven by something every Langley buyer already feels — detached ownership has moved out of reach for a lot of young families. As prices climbed through the last cycle, townhouses and condos became the realistic on-ramp to homeownership, especially for households with kids.

But it isn't just about affordability. Newer Langley townhouse product comes with three-bedroom layouts, double garages, fenced yards, and walkable proximity to schools — which used to be the calling card of detached. For a lot of families, attached housing isn't a compromise anymore. It's the right fit.

What This Means for Buyers in Langley

If you're shopping for homes in Langley right now, the data backs up something I've been telling clients for a while: the townhouse and condo segment isn't a stepping stone — it's the main event. Expect continued demand in master-planned communities like Willoughby, Yorkson, and Latimer, where new builds are clustered close to schools and transit.

For sellers in those neighbourhoods, this is the kind of demographic tailwind that supports steady demand even when broader conditions wobble. For investors, well-located Langley townhouses and condos continue to offer one of the more reliable rental and resale stories in the Fraser Valley.

What It Means for Brookswood and South Langley

Brookswood is its own conversation. With the Brookswood-Fernridge plan still rolling out, this is one of the only pockets in Langley where new single-family product is still being delivered at scale. For families who want the detached lifestyle without crossing east of the river, Brookswood is going to remain a focus area.

For everyone else, attached housing is where the action is. South Surrey real estate buyers priced out of their first choice are increasingly looking east into Willoughby and Latimer for the same reasons — better square footage per dollar, newer construction, and a strong amenity base.

The Bigger Picture for the Langley Market

The takeaway from this report isn't that detached homes are going away — they aren't. It's that the Brookswood housing market, the Willoughby townhouse market, and the broader Langley real estate picture are diversifying quickly. We're becoming a community that looks more like parts of Burnaby or North Surrey than the Langley people remember from twenty years ago.

If you're trying to figure out where you fit into all of this — whether that's a first townhouse purchase in Willoughby, a downsize from Murrayville, or a long-term hold in Latimer — I'm always happy to walk through the numbers with you. After years of working in this market, my job is to help clients read between the lines of reports like this one, not just react to the headline.

April brought a clear shift across the Fraser Valley real estate market April 2026: inventory climbed in every major city, but prices mostly held their ground. For buyers eyeing detached homes, leverage is opening up — particularly in Surrey and the upper price tiers of South Surrey/White Rock. Sellers in pockets like Walnut Grove and Cloverdale are still firmly in the driver's seat.

Fraser Valley Market Snapshot — April 2026

Here's where the Fraser Valley real estate stats landed last month:

• Surrey detached: Buyers' market at 8% sales ratio. Average sale price $1,347,750 (up 3% from March). Inventory 1,064 (up 14%).

• South Surrey/White Rock detached: Buyers' market at 11% sales ratio. Average sale price $1,845,000 (up 9%). Inventory 629 (up 14%). Days on market dropped from 33 to 21.

• Langley detached: Balanced market at 18% sales ratio. Average sale price $1,398,000. Inventory 449 (up 11%). Days on market dropped from 22 to 14.

• Langley attached: Sellers' market at 21% sales ratio. Average sale price $645,000.

• Cloverdale detached: Balanced market at 20% sales ratio. Solds up 48% month-over-month.

• Abbotsford detached: Balanced market at 14% sales ratio. Average sale price $1,063,600.

Where Buyers Have Leverage Right Now

Surrey detached is the clearest buyer opportunity in the Fraser Valley this month. With a sales ratio of 8% — roughly 8 in 100 listed homes sold — there's time, choice, and negotiation room. Surrey home prices held up at $1,347,750, but selling 4% below list tells you sellers are negotiating.

The $2.5M–$2.75M tier in South Surrey real estate and the $2M–$2.25M band in Langley are also tilting toward buyers. Sales ratio is shorthand for market temperature: under 12% is a buyers' market, 12–20% is balanced, and above 20% leans toward sellers. Browse current South Surrey homes for sale or explore Crescent Beach and Ocean Park if you've been waiting for the right window.

Where Sellers Still Hold Power

Not every pocket has cooled. Walnut Grove is leading the Langley housing market at a 41% sales ratio — well into sellers' territory. Cloverdale's 3-4 bedroom homes are moving quickly, and South Surrey's premium neighbourhoods — Elgin Chantrell, Grandview, Morgan Creek, and Pacific Douglas — continue to outperform.

The most active price band across multiple cities is the $900K–$1M range, where competition stays strong. If your home fits that profile, it's likely your moment.

What This Means If You're Thinking of Buying or Selling

Buyers: more inventory means more options and less pressure. Detached homes in Surrey, North Delta, and the upper price tiers of South Surrey/White Rock deserve a fresh look. Don't overlook townhomes under $900K or Langley equestrian and acreage properties — niches with limited inventory that don't always follow the broader trend.

Sellers: pricing and presentation matter more than ever. Homes priced sharply are still moving fast — Langley days on market dropped to 14, and South Surrey/White Rock fell from 33 to 21. Overpricing in a buyers' market means sitting. Looking at active Langley homes for sale gives you a feel for what's competing.

Frequently Asked Questions

Is the Fraser Valley a buyer's or seller's market in April 2026? It's mixed. Surrey detached (8%), South Surrey/White Rock detached (11%), and North Delta detached (8%) are buyers' markets. Langley detached is balanced at 18%, while Langley attached is a sellers' market at 21%.

What's the average home price in Langley right now? Langley detached homes averaged $1,398,000 in April 2026, with inventory at 449 listings. Langley attached (condos and townhomes) averaged $645,000.

Are home prices going up or down in Surrey? Surrey detached prices rose 3% from March to April 2026, with the average sale price at $1,347,750. Inventory climbed 14% to 1,064 listings, giving buyers more leverage.

What's the hottest neighbourhood in Langley? Walnut Grove, with a 41% sales ratio — firmly a sellers' market. Willoughby Heights leads Langley attached at strong sellers' levels too.

Talk Through the Numbers

Thinking about buying or selling in Langley, Surrey, White Rock, or the Fraser Valley? Call Jared Gibbons direct at 604-928-1361 or email jaredgibbons@royallepage.ca. Data sourced from SnapStats and the Fraser Valley Real Estate Board.

A well-positioned ground-level condo just hit the market at Parkview Place — one of Central Port Coquitlam's established and well-maintained strata communities. Unit 104 at 2109 Rowland Street offers a practical layout, solid building history, and a location that buyers in the Port Coquitlam real estate market consistently gravitate toward. Whether you're entering the market for the first time, simplifying your lifestyle, or adding to a rental portfolio, this is a property worth a close look.

Why Central Port Coquitlam Draws Consistent Demand

Central Port Coquitlam sits in a sweet spot for buyers who want walkability without the premium price tag of Vancouver or Burnaby. The neighbourhood is bookended by parks, trails, and everyday conveniences — Aggie Park, Nacht Park, and the Coquitlam River trail system are all within easy reach. Homes in Port Coquitlam at this price point rarely stay available for long, and condos in established buildings like Parkview Place tend to attract multiple interested parties quickly. Proximity to the West Coast Express and TransLink routes makes this corridor particularly appealing to commuters working in Vancouver or Burnaby.

What Buyers Are Looking For in This Area

Buyers shopping in Central Pt Coquitlam are typically prioritizing value, practicality, and location over luxury finishes. They want buildings that are properly maintained, strata fees that are reasonable and inclusive, and layouts that actually function well for everyday living. Parkview Place checks those boxes — built in 1994, the building has been fully rain screened, which is a significant factor buyers and their agents pay close attention to in Metro Vancouver. The strata includes gas, management, and snow removal in the monthly fees, which adds real budgeting clarity for owners. Those also exploring options in the broader area may want to browse Coquitlam homes for sale or check what's available across Pitt Meadows for comparison.

Why This Type of Home Sells Well

Ground-level and garden-style units in the Tri-Cities have found a reliable buyer audience. Private outdoor access — particularly a covered patio — is a feature that resonates with buyers who don't want the limitations of a high-rise balcony, pet owners taking advantage of Parkview Place's pet-friendly policy, and those who simply want a space that feels more like a home than an apartment. Two-bedroom, two-bathroom configurations in Port Coquitlam condos continue to outperform one-bedroom units on resale, offering flexibility for shared living, a dedicated home office, or hosting guests without compromise. You can explore similar condos available under $500,000 to see how this listing compares across the region.

Who This Home Is Ideal For

Unit 104 at Rowland Street is particularly well-suited to first-time buyers looking to get into the Tri-Cities real estate market with a property that doesn't require significant renovation investment. It also appeals to downsizers coming from larger homes who want to remain close to the community they know, as well as investors who recognize the consistent rental demand in Central Port Coquitlam — Parkview Place permits rentals, which keeps the door open for future flexibility. Browse active listings or use the map search to explore what else is available in the area right now.

A Neighbourhood With Real Long-Term Appeal

What makes Port Coquitlam real estate particularly compelling right now is the combination of relative affordability within Metro Vancouver and continued infrastructure investment in the area. Riverside Secondary, Central Elementary, and Terry Fox Secondary are all nearby, making this a practical choice for families as well. The mix of restaurants, local services, and green space along the Rowland and Pitt River Road corridor creates a day-to-day liveability that buyers increasingly prioritize over square footage alone.

Jared Gibbons has been closely tracking the Port Coquitlam condo market and the movement of properties across the Tri-Cities, giving clients a clear, grounded perspective on what's available, what's priced right, and where the real opportunities are. For anyone considering a move in this market, having someone who understands the nuances of buildings like Parkview Place makes a meaningful difference.

After nearly a year of steady price declines, March gave us the first real sign that the Surrey market is catching its breath. Benchmark prices ticked up slightly — the first month-over-month gain in 11 months — and buyers showed up in bigger numbers than February.

That said, Surrey is still firmly a buyer's market, and there are some really specific opportunities hidden in the neighbourhood-level data that most headlines miss. Here's what actually happened in March, broken down by property type and community.

Surrey Detached Homes: March 2026

The Surrey detached market recorded 79 sales against 936 active listings — an 8% sales ratio, which is firmly buyer's market territory. (For context, a balanced market runs between 12% and 20%.)

Key Surrey detached numbers for March:

• Median sale price: $1,305,000 (up 3% from February's $1,270,000)

• Price per square foot: $493 (down 2% month-over-month)

• Sale-to-list price ratio: 97% (homes selling 3% below list price)

• Days on market: 24 days

• Total inventory: 936 homes, up 3% from February

Sales jumped 22% month-over-month (from 65 in February to 79 in March), which is a healthy sign that buyers are starting to move. But with sellers still getting 97% of list on average, nobody's panic-selling either.

Most Active Surrey Detached Price Band

The $900,000 to $1 million range is where the action is — 33% sales ratio, firmly a seller's market at that price point. If you're selling a detached home in Surrey under $1M right now, you're in a surprisingly strong position despite the broader buyer's market conditions.

Above $1M, the market cools quickly. The $1.25M–$1.5M band saw only a 7% sales ratio. Above $2M, it's a straight buyer's market — 4-8% sales ratios across most bands.

Surrey Detached Neighbourhood Breakdown

Some Surrey neighbourhoods are selling noticeably faster than others:

• Royal Heights — 20% sales ratio (seller's market)

• Queen Mary Park — 19% sales ratio (strong balanced market)

• Bolivar Heights — 13% sales ratio

• Panorama Ridge — 12% sales ratio 

• West Newton — 11% sales ratio

• Cedar Hills — 10% sales ratio

On the slower side:

• Bear Creek Green Timbers — 5% sales ratio

• Fleetwood Tynehead — 5% sales ratio

• Sullivan Station — 5% sales ratio

If you're buying detached, Bear Creek, Fleetwood, and Sullivan Station are where you have the most negotiating leverage right now. Good inventory, slower sales, willing sellers.

If you're selling detached, Queen Mary Park and Royal Heights are moving, and three-to-four-bedroom homes are selling faster than bigger five-plus-bedroom properties right now.

Surrey Condos & Townhomes: March 2026

The Surrey attached market (condos + townhomes combined) recorded 146 sales against 1,350 active listings — an 11% sales ratio, also a buyer's market but tighter than detached.

Key Surrey condo/townhome numbers for March:

• Median sale price: $550,000 (down 1% from February's $555,000)

• Price per square foot: $566 (up 9% month-over-month — worth watching)

• Sale-to-list price ratio: 97%

• Days on market: 26 days (down 4% from February)

• Total inventory: 1,350 units, up 7% from February

The jump in price-per-square-foot (up 9%) alongside a small drop in median price tells me smaller, higher-quality condos are selling at premium prices while larger, older units are dragging the median down. Sharp condo buyers are paying up for well-located new builds.

Most Active Condo/Townhome Price Band

$300,000 to $400,000 is the hottest segment at 18% sales ratio — basically a balanced market at that entry-level price. First-time buyers and investors are active there.

The $600,000 to $700,000 range is the buyer's sweet spot — only a 7% sales ratio, meaning plenty of inventory and motivated sellers.

Surrey Attached Neighbourhood Breakdown

Where condos and townhomes are moving:

• Royal Heights — 20% sales ratio (but low inventory, only 5 listings)

• Fraser Heights — 15% sales ratio

• Bolivar Heights, Sullivan Station, Queen Mary Park, Fleetwood Tynehead — all around 13-14%

• Whalley (City Centre) — 12% sales ratio on 519 listings (this is the biggest condo inventory pool in Surrey)

• Panorama Ridge — 12% sales ratio

Slower-moving condo/townhome areas:

• East Newton — 7% sales ratio with 115 listings

• Guildford — 8% sales ratio with 139 listings

• West Newton — 9% sales ratio with 127 listings

If you're a condo buyer looking for deals, East Newton and four-plus-bedroom townhomes across Surrey are the best opportunities right now. If you're selling a condo, Fraser Heights and three-bedroom-or-smaller units are where the action is.

The Broader Fraser Valley Context

Zooming out to the full Fraser Valley picture for March 2026:

• Composite benchmark price: $898,300 (up 0.3% from February — first month-over-month gain in 11 months)

• Single-family detached benchmark: $1,375,600 (down 8.7% year-over-year)

• Townhome benchmark: $772,700 (down 7.3% year-over-year)

• Condo benchmark: $489,200 (down 9.2% year-over-year)

• Total active listings across Fraser Valley: 9,201 (50% above 10-year average)

So prices are stabilizing, but inventory is still elevated. That combination — stable prices plus lots of choice — is actually an ideal setup for serious buyers who know what they want.

What This Means If You're Buying in Surrey

If you've been waiting for a better moment, this is as good as it's been in years.

You have real negotiating power. Homes are selling 3% below list on average. Ask for inspections. Include conditions. Negotiate price and closing terms. Sellers who've been on the market for 30+ days are often willing to move significantly.

Condos are undervalued right now. With prices down 9% year-over-year and 1,350 active listings to choose from, condo buyers have both selection and leverage. Especially in the $600K-$700K range where sales ratios are lowest.

Interest rates are the wild card. If rates move up later this year, every month you wait costs you in financing. Run the actual math with a mortgage broker before assuming "waiting" is the safer play.

What This Means If You're Selling in Surrey

Selling in a buyer's market isn't hard — it just requires doing things right the first time.

Price to the market, not to last year. The #1 reason homes sit is overpricing at launch. Buyers have 9,000+ other listings to compare against and will skip yours if it's not priced sharply.

Presentation is the separator. Professional photos, proper staging, and pre-listing inspections are what separate homes that sell in 24 days from homes that sit for 90. This matters more now than in any market since 2018.

Know your sub-market. If you're in Queen Mary Park or Royal Heights, you're in a different market than someone selling in Bear Creek. Strategy, pricing, and marketing approach should reflect that — not a generic "Surrey" approach.

If you want to talk through what's happening specifically in your Surrey neighbourhood, or figure out whether this is the right moment for you to make a move, I'm happy to run through it with you. No pressure, no pitch — just a real conversation about your options.

Contact page / Sell My House Fast 

Jared Gibbons Top 1% REALTOR®, Fraser Valley Royal LePage Little Oak Realty 📞 604-928-1361📧 info@jaredgibbons.ca

If you've ever tried to find a rental in South Surrey or White Rock with a dog or cat, you already know the drill — "no pets" is practically the default. That might be about to change.

Two major BC charities — First United and the BC SPCA — are calling on the provincial government to make good on a 2024 election promise and ban no-pet clauses in purpose-built rental buildings with five or more units.

What's Being Proposed

The two organizations want the province to amend the Residential Tenancy Act to prohibit landlords in larger rental buildings from refusing tenants based solely on pet ownership. The proposal targets buildings with five or more units — recognizing that a basement suite landlord operates very differently than a purpose-built rental tower.

During the 2024 BC provincial election, the NDP included a specific pledge: "ending the bias against pet owners by getting rid of no pet clauses in purpose-built rental apartment buildings." As of April 2026, that promise hasn't been acted on — but advocacy is ramping up.

The Data Behind the Push

The argument for keeping pets out has always been about damage. First United reviewed actual Residential Tenancy Branch decisions on pet-related disputes going back eight years.

The result: in over 82% of cases, the pet damage was fully covered by the pet deposit already permitted under the RTA. The average portion retained by landlords for repairs was just over 71%.

Since 2014, the BC SPCA has taken in more than 12,400 pets whose owners were struggling with housing — and that's only what was reported to the SPCA.

Who It Affects Most

Pet bans hit some groups harder than others. First United has documented cases where the inability to find pet-friendly housing contributed to displacement and homelessness — particularly for women escaping violence, seniors, and people in the 2SLGBTQAI+ community. Service dog owners have also reported being turned away despite legal protections.

For landlords, there's also a financial argument. As First United put it: "For a landlord that owns a large building, or even a few units, it's illogical to forego hundreds of thousands of dollars in rental revenue based on speculations about pet damage."

Where Things Stand in BC (vs. Other Provinces)

Ontario banned no-pet clauses in rental agreements almost 30 years ago. BC hasn't gone that far yet. Under BC's Residential Tenancy Act, landlords and tenants can negotiate the pet question — but landlords can still refuse entirely.

A spokesperson for BC's Ministry of Housing and Municipal Affairs said the province is "exploring options for pet policies in purpose-built rental buildings." No timeline given. In 2020, Vancouver City Council passed a motion calling for an end to no-pet restrictions. The Union of BC Municipalities and the provincial Select Standing Committee on Finance and Government Services made similar calls in 2023.

What This Means for the South Surrey & White Rock Market

If pet-friendly rental restrictions are loosened, you'd likely see stronger rental demand in buildings that currently ban pets. That could put upward pressure on rents and may push some renters who've been forced to buy just to house their pet back into the rental market.

For buyers and sellers of condos and strata properties — keep in mind this proposal targets purpose-built rentals, not stratas. Strata pet bylaws are governed separately under the Strata Property Act. If you're buying into a strata that restricts pets, that bylaw doesn't go away under this proposal.

Thinking about buying instead of renting? I work with buyers across South Surrey, White Rock, and Langley. If housing your pet has been part of the decision, let's talk.

BC SPCA's Pet-Friendly Housing Toolkit

The BC SPCA recently published a Pet-Friendly Housing Toolkit for non-profit housing providers — but they're encouraging market rental owners and strata councils to use it too. It covers pet agreements, damage risk management, and tenant resources.

Have questions about buying in South Surrey, White Rock, or Langley? Call or text Jared at 604-928-1361 or visit jaredgibbons.ca.

Suggested MRP Title Tag: Ocean Park Townhomes — 89 New Units at 128 Street & 24 Avenue, Surrey

Suggested Meta Description: 89 new townhomes are proposed for 128 Street and 24 Avenue in Ocean Park, South Surrey. Here's what buyers and homeowners need to know about the Qualico and Foxridge Homes development.

A major townhouse development is working its way through City of Surrey approvals at the corner of 128 Street and 24 Avenue in Ocean Park — and if you live in the area or you're watching the South Surrey real estate market, this one's worth paying attention to.

The project is called Ocean Park Townhomes, and it's being developed by Qualico and Foxridge Homes with architecture by Ekistics Architecture. The City's Planning & Development Department released its staff report (Application No. 7925-0099-00) in February 2026, and staff are recommending approval. The applicant has also launched a project website at oceanparksurrey.ca with drawings and updates.

Here's a full breakdown of what's being proposed and what it means for the neighbourhood.

The Site

The development covers three properties at 2388 128 Street, 2308 128 Street, and 12862 24 Avenue — a combined 2.7-hectare (6.55-acre) site on the east side of 128 Street, just south of 24 Avenue. Right now, the land holds single-family homes and trees. Directly across 24 Avenue to the north is Crescent Park Elementary School.

The site is currently designated Suburban in Surrey's Official Community Plan and zoned Acreage Residential (RA) and Suburban Residential (R1). To make this project happen, the City needs to amend the OCP to redesignate the land from Suburban to Urban and rezone it to RM-15 (Multiple Residential 15).

If you're exploring homes in the Crescent Beach and Ocean Park area, this is a significant shift in what's been a predominantly single-family neighbourhood.

What's Being Built

The proposal includes 89 townhome units across 22 buildings, organized around a looped internal drive aisle with access points from both 128 Street and 24 Avenue. The unit breakdown:

• 59 three-bedroom units

• 10 three-bedroom plus den units

• 20 four-bedroom units

Building heights range from about 8.4 to 11.2 metres — generally 2 to 2.5 storeys. The buildings along 128 Street are intentionally kept lower to transition into the existing single-family streetscape. Compared to newer townhome projects in areas like Grandview Heights or Willoughby, the density here is moderate — this feels more like a residential neighbourhood than a packed urban development.

The development is proposed in two phases — Phase 1 accessed from 128 Street and Phase 2 extending east toward the 24 Avenue frontage.

Design & Character

The architecture draws on a contemporary coastal vernacular that reflects the Ocean Park context — clean horizontal lines, gabled roofs, fiber-cement siding, brick accents, and natural wood tones. The renderings show a West Coast look that's intentionally scaled to feel like houses rather than a dense townhome complex.

Along 128 Street, the buildings are limited to 2 and 2.5 storeys. Along the eastern property line (backing onto existing single-family homes), building heights have been reduced and a 10-metre landscaped buffer is included to provide separation and privacy.

The landscape plan by VDZ+A includes layered planting, street trees, pedestrian connections, and a central amenity node with materials like concrete paving, brick pavers, and wood fibar for pathway surfaces.

Amenities

The development includes a single-storey indoor amenity building centrally located within the site, featuring a party room with kitchen and dining area, a fitness room, accessible washroom, storage, and a mailroom/lobby. The outdoor amenity area (369 square metres) sits directly adjacent and includes landscaped open space, a children's natural play area, and seating areas. The applicant will also pay cash-in-lieu for the portion of indoor amenity space that falls short of the Zoning Bylaw requirement.

Parking

Parking was one of the biggest concerns raised by the community, and the revised plan addresses it head-on:

• 178 residential stalls (2 per unit, side-by-side garage)

• 21 visitor stalls (3 more than the minimum 18 required)

• 58 additional driveway apron spaces from extended 16'–18' aprons

• 6 residential bicycle spaces

That's a total of 257 parking spaces across the site — a meaningful improvement over the original submission and a direct response to community feedback.

Transit & Traffic

The site sits on a frequent transit corridor served by TransLink Bus Route 360 (Ocean Park / South Surrey / White Rock Centre). Bus stops are within about 100 metres of the site at the 24 Avenue and 128 Street intersection.

A voluntary Transportation Impact Assessment was submitted. It estimated the development would generate 45 vehicle trips during AM peak and 53 during PM peak — well below the threshold that would trigger major concerns. The study found nearby intersections would continue to operate acceptably, with only a 1–3% increase in traffic volumes.

The north access off 24 Avenue will be restricted to right-in/right-out movements due to proximity to a bus stop and sightline considerations.

Trees

This is a sensitive one. The site currently has 319 trees, and 275 are proposed for removal. The applicant is required to plant 159 replacement trees on site, with the remaining deficit addressed through cash-in-lieu payments to the City's Green City Program under the Tree Protection Bylaw. Along the south property line and east boundary, significant trees are being retained where feasible. All 13 offsite trees are proposed to be kept.

Schools

The development is projected to generate approximately 79 school-age children, with an estimated 43 elementary students attending Crescent Park Elementary and 23 secondary students at Elgin Park Secondary.

As of September 2025, Crescent Park Elementary is at 67% capacity — well within its ability to absorb new students. Elgin Park Secondary is at 119% capacity with 4 portables already in use. The School District has requested an 800-seat addition in its 2026/2027 Capital Plan, though no funding has been approved yet.

Community Feedback

The public engagement process drew significant attention. Pre-notification letters went out in April 2025, and a Public Information Meeting on October 2, 2025 at Crescent Park Elementary drew about 85 residents. In total, 52 comments were submitted — 40 opposed, 6 in support, and the remainder neutral or undecided.

The key concerns were density, traffic near the school, tree loss, and the change from single-family character. In response, the applicant made several revisions:

• Reduced the unit count from 93 to 89

• Added 3 extra visitor parking stalls and 58 driveway apron spaces

• Reduced building heights along the eastern property line

• Increased landscaping and private yard sizes

• Removed the originally proposed pedestrian connection to 129 Street (a safety concern raised by residents)

Community Amenity Contributions

Across all 89 units, the development will generate roughly $2.48 million in Community Amenity Contributions — covering capital projects, community-specific infrastructure, and affordable housing. These payments flow directly back into the local area.

What Could These Sell For?

Pricing hasn't been announced yet. But looking at comparable new-build townhome projects across South Surrey, similar 3- and 4-bedroom units have been launching in the high $900Ks to low $1.2Ms depending on size, floor plan, and finish level. Given the unit sizes in this project (the floor plans show generous layouts with double garages, patios, and upper-floor family rooms), I'd expect Ocean Park Townhomes to land in a similar range — though the Ocean Park location and coastal design could push pricing a bit higher than what you'd see in Grandview or Clayton.

I'll update this post once presale details and pricing are released.

What This Means for the Area

Ocean Park has been one of the last pockets of South Surrey to see this type of medium-density development. With BC's Bill 44 (SSMUH) policy already allowing up to 6 units per lot on properties along frequent transit corridors, the City's planning staff noted that a townhouse proposal like this is actually a more efficient and cohesive outcome than what could happen lot-by-lot under the existing suburban zoning.

For existing homeowners in the area, this signals a transition — property values on surrounding acreage and suburban lots may start to reflect redevelopment potential. For buyers, it means new family-sized townhomes in South Surrey in a neighbourhood that hasn't had much new inventory in years.

Stay Updated

If you're interested in the Ocean Park area or looking at new construction in South Surrey, I'm tracking this project closely. When presale details, pricing, and timelines are released, I'll have them.

Have questions about how this development might affect your property's value, or want to explore what's currently available nearby? Get in touch — happy to chat.

Jared Gibbons Top 1% REALTOR® | Royal LePage South Surrey · White Rock · Langley · Fraser Valley jaredgibbons.ca · 604-928-1361

Frequently Asked Questions

How many units are in the Ocean Park Townhomes development? The project proposes 89 townhome units across 22 buildings, with a mix of 3-bedroom, 3-bedroom plus den, and 4-bedroom floor plans.

Who is building the Ocean Park Townhomes? The development is by Qualico and Foxridge Homes, with architecture by Ekistics Architecture and landscape design by VDZ+A.

Where is the Ocean Park Townhomes development located? The site is at 2388 and 2308 128 Street and 12862 24 Avenue in Ocean Park, South Surrey — at the southeast corner of 128 Street and 24 Avenue, across from Crescent Park Elementary School.

When will Ocean Park Townhomes be available for sale? Presale details and pricing haven't been released yet. The project still needs to go through public hearing and receive final Council approval before construction can begin. I'll update this page when more information is available.

How much will Ocean Park Townhomes cost? Pricing hasn't been announced, but comparable new-build townhomes in South Surrey have been launching in the high $900Ks to low $1.2Ms. The generous unit sizes and Ocean Park location may push this project toward the higher end of that range.

How many parking spaces does the Ocean Park Townhomes development have? The revised plan includes 257 total parking spaces — 178 enclosed residential stalls (2 per unit), 21 visitor stalls, and 58 additional driveway apron spaces.

What schools serve the Ocean Park Townhomes area? Crescent Park Elementary (currently at 67% capacity) and Elgin Park Secondary (currently at 119% capacity) serve this location.

How many trees will be removed for the Ocean Park Townhomes? Of the 319 existing trees on site, 275 are proposed for removal. The applicant is required to plant 159 replacement trees on site and pay cash-in-lieu for the remaining deficit.

Buying a new build or pre-sale in BC? You're probably going to pay GST. It's one of the biggest costs that catches buyers off guard — especially on top of the purchase price, Property Transfer Tax, and closing costs.

Here's what you need to know before you buy.

Do I Have to Pay GST?

The short answer: if the home is new, yes. If it's resale, no.

GST applies to brand new homes and substantially renovated homes. "Substantially renovated" means most of the interior construction has been replaced — not just a kitchen reno.

GST does not apply to used residential homes that have been lived in as a principal residence or rented long-term. If you're buying a resale home through the MLS, you won't pay GST.

There are some grey areas — strata hotels, short-term rental properties, and mixed-use buildings can trigger GST even on resale. When in doubt, check with your lawyer.

How Much Is the GST?

The GST rate is 5% on the purchase price.

On a $500,000 new home, that's $25,000 in GST. On an $800,000 new home, that's $40,000. On a $1,200,000 new home, that's $60,000.

That's a significant amount of cash you need to have ready — on top of your down payment and closing costs. Use the mortgage calculator to see how this affects your budget.

The New Housing Rebate (For Owner-Occupiers)

If you're buying a new home to live in as your principal residence, you may qualify for a rebate of 36% of the GST paid. But there are limits.

Full rebate: homes priced under $350,000. Partial rebate: homes priced between $350,000 and $450,000. No rebate: homes priced over $450,000.

For example, on a $350,000 new home, the GST is $17,500. The rebate is 36% of that — $6,300 back. So your actual GST is $11,200.

Over $450,000? You pay the full 5% with no rebate.

Important: some developers will credit you the rebate on closing. Others won't — meaning you pay the full GST upfront and apply to CRA for the rebate afterward. Check your contract carefully. This can mean needing thousands more at closing.

NEW: First Time Home Buyer GST Rebate (2025)

This is brand new as of March 2025 and a big deal for first-time buyers.

If you're a first-time home buyer purchasing a new property, you may qualify for an additional GST rebate. Here's how it works:

Homes at or below $1,000,000: full rebate applies. Homes between $1,000,000 and $1,500,000: partial rebate. Homes over $1,500,000: no rebate.

To qualify you need to be at least 18, a Canadian citizen or permanent resident, and you (or your spouse) cannot have owned a home used as a principal residence in the current year or previous four years.

This rebate is available for contracts signed between March 20, 2025 and January 1, 2031. If you're looking at new construction or presales, this could save you a significant amount.

The Rental/Investor Rebate

Buying a new home as an investment to rent out? There's a separate rebate for that — also 36% of the GST paid. Same price thresholds as the owner-occupier rebate ($350K full, $350K–$450K partial, $450K+ nothing).

The key differences:

The tenant must use it as their primary residence for at least one year. You'll need a signed tenancy agreement showing a minimum one-year term. The developer cannot credit you this rebate on closing — you always pay the full 5% upfront and claim it back from CRA afterward. Plan your cash flow accordingly.

This rebate is not available to corporations or partnerships.

Does GST Apply to Vacant Land?

Sometimes. If you're buying land that was used for personal use by an individual seller, no GST. But GST applies if the land was used in a business, sold as part of a business, or if it was subdivided into more than two lots.

If you're looking at land for sale or acreages in the Fraser Valley, make sure your lawyer confirms the GST status before you finalize.

Does GST Apply to New Mobile Homes?

Yes. A newly constructed or substantially renovated mobile home is subject to 5% GST. The same rebates (New Housing, First Time Buyer, Rental) apply if you meet the criteria.

Browse Langley mobile homes or Surrey mobile homes for current listings.

Quick Checklist Before You Buy New

Before signing a contract on a new build or pre-sale, make sure you know:

Will the developer credit the GST rebate on closing, or do you need the full 5% in cash? Do you qualify for the New Housing Rebate, the First Time Buyer Rebate, or the Rental Rebate? Have you budgeted for GST on top of your down payment, PTT, and legal fees? Does your lender factor GST into your mortgage, or is it a separate cash requirement?

These details can mean the difference between being ready to close and scrambling for funds at the last minute.

This Is Not Legal or Tax Advice

Every transaction is different. GST rules have nuances depending on the property type, the buyer's situation, and how the contract is structured. Always confirm GST details with your real estate lawyer before committing.

For more information, visit the CRA website or call 1-800-959-8287 for GST rebate questions.

Have Questions About Buying a New Home in BC?

Whether you're looking at pre-sales, new builds, or resale, I can help you understand the full cost picture — including GST, PTT, and closing costs — before you make an offer.

Contact Jared Gibbons at (604) 928-1361.

Browse South Surrey new construction & presales or search all homes for sale.

(Image courtesy of Penmar Community Arts Society)

Every once in a while, an event comes along that perfectly captures what makes a community special. For South Surrey, that event is the Salmon Sessions Music Festival.

I'm excited to share that Salmon Sessions is returning for its 4th year — and if you haven't been before, this is the year to go.

What Is Salmon Sessions?

Salmon Sessions is a one-day outdoor music festival held right on the banks of the Little Campbell River, at the Semiahmoo Fish and Game Club (1284 184 St., South Surrey). This year's event takes place on Saturday, August 22, 2026, from 3–9 PM.

It's the kind of event that reminds you why you chose to live here. Live music from local and regional artists, fresh food from local vendors, an artisan market, family-friendly activities, and hatchery tours — all set against one of the most beautiful natural backdrops South Surrey has to offer.

A Cause Worth Supporting

The festival raises funds for the Little Campbell River Hatchery — one of B.C.'s oldest entirely volunteer-run salmon hatcheries. Every year, this remarkable operation releases more than 100,000 salmonids into the Little Campbell River. Over the past 40 years, that adds up to more than four million salmon returned to the wild.

After the hatchery suffered significant flood damage in 2021, the community has rallied to help rebuild. This year, funds raised at Salmon Sessions will go directly toward infrastructure upgrades and site improvements to make the hatchery more resilient for the future.

As hatchery president Diana Barkley put it: "People don't always realize how fragile this hatchery is. One bad flood, one broken pump — and thousands of fish might be lost. Salmon Sessions is our way of asking the community to help us keep going, and they've shown up, year after year."

What to Expect on August 22

Here's what's on the agenda:

• Live music from a lineup to be announced May 1 (past years have featured a great mix of locally and regionally known acts)

• Local food trucks and fresh eats

• Artisan vendor market (vendor applications are currently open!)

• Hatchery tours — genuinely cool, especially if you've got kids

• Community organization and sponsor booths

• And just good old-fashioned time outside with your neighbours

The festival runs 3–9 PM, so it's a perfect late-afternoon-into-evening outing. Bring the family, grab some food, and stay for the music as the sun goes down over the river.

Want to Get Involved?

If you're a local business owner, this is a great opportunity. Salmon Sessions is actively looking for sponsors and vendors — from financial contributions to in-kind support like products, services, and volunteer teams. Sponsorship packages include brand visibility, on-site engagement, and digital promotion.

For everything you need to know about getting involved — whether as a visitor, vendor, or sponsor — head over to penmar.ca.

This Is South Surrey

I talk to a lot of people who are weighing their options when it comes to South Surrey real estate — what neighbourhood to buy in, what kind of community they want to raise their family in. And honestly, events like Salmon Sessions are a big part of the answer.

This is a neighbourhood where people show up. Where volunteers quietly release millions of salmon into a river year after year, and then throw a party to keep it going. Where families can spend a Saturday afternoon listening to live music, touring a hatchery, and buying handmade goods from local artisans.

That's the lifestyle South Surrey offers — and it's one of the things that makes this such a special place to call home.

Thinking about calling South Surrey home? I'd love to help you find your place in a community like this. Reach out anytime — I'm always happy to chat.

Farms for Sale in BC Canada — Beyond the Fraser Valley

When most people think about farm real estate in BC, the Fraser Valley comes to mind first — and for good reason. But BC is a large province, and there are farms for sale across Vancouver Island, the Okanagan, and the Interior that attract buyers looking for something outside the Metro Vancouver orbit.

Here's an overview of what the broader BC farm market looks like and what buyers should know about each region.

Vancouver Island Farm Real Estate

Farms for sale on Vancouver Island range from small hobby farms near Victoria and the Cowichan Valley to larger agricultural parcels in the Comox Valley and north island regions.

The Cowichan Valley is the most established farming region on the island, known for vineyards, market gardens, and small livestock operations. Properties here are in high demand and prices have climbed significantly in recent years. The Comox Valley offers a slightly more affordable alternative with good soil and a strong agricultural community.

Like the mainland, most farmland on Vancouver Island falls within the ALR and is subject to BC Agricultural Land Commission oversight.

The BC Interior — Kelowna and the Okanagan

Farm real estate in Kelowna and the broader Okanagan is dominated by vineyards, orchards, and hobby farms. The region's climate supports tree fruits, wine grapes, and market gardening in a way that few other parts of BC can match.

A farm for sale in Kelowna, BC typically comes at a premium — especially if it includes a winery license or established orchard. Buyers looking for larger parcels at lower prices per acre often look further north into the Thompson-Nicola region or east toward the Kootenays.

The BC Ministry of Agriculture provides region-specific resources for buyers interested in agricultural properties across the province.

What the BC Farm Market Looks Like Overall

BC farm real estate remains strong across most regions. Demand from lifestyle buyers, retiring farmers looking to sell, and investors interested in agricultural land has kept prices elevated. The BC Real Estate Association publishes market data that can give buyers a broader picture of rural property trends across the province.

Focused on the Fraser Valley?

While this post covers the broader BC market, the Fraser Valley remains the most active and accessible farm market in the province for most buyers. Jared Gibbons is one of BC's top farm real estate specialists, with deep expertise in agricultural properties across South Surrey, Langley, Abbotsford, Chilliwack, and the surrounding region. Browse current farms listed on Jared's site or explore Langley farm listings directly.

Ready to find a farm in BC? Contact Jared to discuss your goals — including off-market opportunities in the Fraser Valley.

Ranches and Acreage for Sale in BC — What Buyers Need to Know

BC's rural real estate market covers a wide range of property types — from smaller hobby farms to large working ranches and raw land parcels. If you're searching for farm ground for sale in BC, understanding the differences between these property types will help you make a smarter purchase.

Farms vs. Ranches vs. Raw Acreage

Farms are properties used for crop production, horticulture, or mixed agricultural use. They typically have established infrastructure — irrigation, storage buildings, fencing — and are assessed as farm class by BC Assessment.

Ranches are larger rural properties focused on livestock — cattle, horses, or other grazing animals. BC ranches for sale are often found in the Interior, but the Fraser Valley also has significant equestrian and livestock properties, particularly in Langley and Abbotsford.

Raw acreage refers to undeveloped rural land without established agricultural use. These parcels may or may not be inside the ALR, and their development potential depends heavily on zoning and servicing.

Best BC Regions for Larger Rural Parcels

The Fraser Valley — including Langley, Abbotsford, Chilliwack, and Mission — is the most active market for farms and acreage in BC. Langley acreage for sale is particularly sought after, given its proximity to Metro Vancouver and its strong equestrian community.

The BC Interior — including the Okanagan and Thompson-Nicola regions — offers larger parcels at lower prices per acre, making it popular for cattle ranching and larger agricultural operations.

Water Rights: A Critical Due Diligence Item

Water is one of the most important factors when buying rural land in BC. Surface water and groundwater use are both regulated under the province's water licensing system. If the property relies on a water license for irrigation or livestock, you need to confirm that license is valid, transferable, and sufficient for your intended use.

The BC Water Resources office manages water licensing in the province. Review this carefully before purchasing any property where water access is essential to its use.

Road Access and Title

Not all rural properties have legal road access. Before purchasing any acreage, confirm that the property has a registered legal access to a public road — and check the title for any easements, rights-of-way, or covenants that could affect how you use the land.

The BC Land Title and Survey Authority maintains the provincial land title registry and is the authoritative source for title searches and survey information.

Financing Larger Rural Parcels

Standard residential lenders often won't finance large rural parcels or working farms. Farm Credit Canada is a dedicated agricultural lender with products designed for farm ground purchases across the country. The BC Agricultural Land Commission can also provide guidance on what's permissible on ALR land before you finalize financing.

Work With a Fraser Valley Rural Property Specialist

Buying larger rural parcels involves more due diligence than a typical residential transaction. Jared Gibbons is the go-to agent for farms, ranches, and acreage across the Fraser Valley. Browse current Fraser Valley acreages for sale on his site or reach out directly.

Looking at ranch or acreage properties in BC? Contact Jared to discuss what's available and what to watch for.

Is a Hobby Farm in BC Right for You?

More buyers than ever are looking at farm houses for sale in BC — not to run a full commercial operation, but to enjoy a slower pace of life with some land, animals, and space to grow their own food. If that sounds appealing, a hobby farm might be exactly what you're looking for.

What Is a Hobby Farm?

A hobby farm is a small agricultural property — typically under 10 acres — used for personal enjoyment rather than commercial farming. Common uses include raising chickens or small livestock, growing a large vegetable garden, keeping horses, or simply having more space and privacy than a standard residential lot offers.

In BC, hobby farms often sit within the Agricultural Land Reserve. That means they benefit from farm-class property tax rates through BC Assessment, but they're also subject to ALR rules around what you can build and how you can use the land.

What Do Hobby Farms Cost in BC?

Small farms for sale in the Fraser Valley vary widely in price depending on size, location, improvements, and soil quality. In areas like Langley, Abbotsford, and Chilliwack, you can expect to pay anywhere from $1.5 million to $4 million or more for a property with a house, outbuildings, and usable acreage.

Cheaper hobby farms for sale in BC do exist — particularly in less urban parts of the province — but in the Fraser Valley, proximity to Metro Vancouver keeps prices elevated.

Best Fraser Valley Areas for Hobby Farms

The Fraser Valley offers some of the best hobby farm territory in the province. Langley and Abbotsford are popular with buyers who want to stay connected to urban amenities while enjoying rural living. Areas like Chilliwack and Mission offer more land for the dollar, with a quieter, more agricultural feel.

The BC Ministry of Agriculture provides useful information on small farm programs and resources available to hobby farm owners across the province.

The BC Agricultural Land Commission is the place to check if you want to understand what's permitted on any specific property inside the ALR before you make an offer.

Lifestyle Considerations

Owning a hobby farm is rewarding — but it comes with real responsibilities. Fencing, drainage, outbuildings, and equipment all require ongoing maintenance. If you're planning to keep animals, you'll need proper facilities and a plan for feed, vet care, and day-to-day management.

It's also worth thinking about commute times and access to services, especially if you're moving from a more urban area. Many hobby farm buyers find that a 20–40 minute drive from the city is the sweet spot.

Work With an Agent Who Knows Fraser Valley Acreage

Jared Gibbons has extensive experience helping buyers find hobby farms and acreage properties across South Surrey and the Fraser Valley. He understands the ALR rules, knows which properties have development potential, and can help you avoid costly surprises.

Thinking about buying a hobby farm in the Fraser Valley? Contact Jared to talk through your options.

What Is A1 Zoning in BC?

If you're looking at rural or agricultural properties in BC, you'll quickly come across the term A1 zoning. It's one of the most common zoning designations for agricultural land in the province — but it can mean slightly different things depending on which municipality you're buying in.

Here's what buyers need to know before purchasing a property zoned A1.

A1 Zoning vs. the Agricultural Land Reserve

It's important to understand that A1 zoning and the Agricultural Land Reserve (ALR) are not the same thing, even though they often overlap.

The ALR is a provincial designation that protects agricultural land across BC. A1 is a municipal zoning classification that determines what uses and structures are permitted on a specific parcel. A property can be both inside the ALR and zoned A1 — and both sets of rules apply at the same time.

When buying agricultural land in BC, you need to check both the ALR status and the local zoning bylaw.

What Can You Do on A1-Zoned Land?

Generally, A1 zoning permits farming and agriculture as the primary use. Most municipalities also allow a single-family dwelling for the farm operator, farm buildings like barns and storage structures, and in some cases, secondary suites or additional farm help accommodation.

What's typically restricted under A1 zoning includes subdividing the land into smaller parcels, building multiple unrelated residential dwellings, and operating commercial businesses unrelated to agriculture.

How A1 Zoning Differs by Municipality

Surrey — The City of Surrey uses A-1 zoning for agricultural areas, primarily in the south part of the city. Review the City of Surrey zoning bylaws for current details.

Abbotsford — Abbotsford's A1 zone has specific provisions for farm home plate areas — defined building envelopes that limit where structures can be placed on the lot. The City of Abbotsford zoning and land use page is the best place to start.

Maple Ridge — Maple Ridge applies A-1 zoning across much of its agricultural area, with rules around parcel size, permitted uses, and setbacks. Check the District of Maple Ridge Zoning Bylaw directly for the most current regulations.

Farm Class Property Tax

One benefit of A1-zoned land that qualifies as a farm is access to farm-class property tax rates. BC Assessment determines whether a property qualifies based on farm income thresholds. Properties that meet the criteria are assessed at a much lower rate, which can significantly reduce annual property taxes.

Questions About Zoning on a Specific Property?

Zoning rules can be complex, and they vary more than most buyers expect between municipalities. Jared Gibbons works with buyers across the Fraser Valley and can walk you through how zoning affects a specific property before you make an offer. You can also find zoning and land use information through Jared's Zonings resource page.

Have questions about A1 zoning on a property you're considering? Contact Jared for straightforward answers before you buy.

Purchasing farm land in British Columbia is one of the most significant real estate decisions a buyer can make. Whether you're looking for agricultural land for active farming, a future investment, or a rural lifestyle change, BC offers some of the most productive farmland in Canada — but also some of the most regulated.

This guide covers the key things every buyer should understand before making an offer on farm land for sale in British Columbia.

What Is the Agricultural Land Reserve (ALR)?

The first thing to understand when buying farmland in BC is the Agricultural Land Commission (ALC) and the Agricultural Land Reserve it oversees. The ALR is a provincial zone that covers roughly 4.7 million hectares of BC's most productive farmland. Land inside the ALR is intended to be kept in agricultural use.

What does that mean for buyers? A few key things:

• Non-farm uses, including subdivision and most residential development, are restricted.

• You'll need ALC approval to use the land for anything other than agriculture or an approved residential use.

• Removal of land from the ALR is possible but rare — don't buy ALR land banking on exclusion.

Before you buy, confirm whether the property is inside the ALR and what that means for your intended use. The ALC website has a mapping tool to check any address.

Farm Class and Property Taxes

Properties that qualify for farm classification in BC are assessed differently and often taxed at significantly lower rates. The BC Ministry of Agriculture sets the rules around what qualifies, but in general, land must be actively used for farming to receive farm class status.

If a property currently has farm class and you plan to change how it's used, that classification — and the tax benefit — could be lost. Confirm farm class status during due diligence.

Financing Farmland: What's Different

Financing agricultural land in BC is not the same as buying a home. Most major banks will lend on farmland, but the rules around loan-to-value ratios and qualifying income can be stricter. Farm Credit Canada is a federal Crown corporation that specializes in lending to farmers and is often the most flexible option for agricultural land purchases.

CMHC also offers mortgage information relevant to rural properties, though their programs are more focused on rural residential than pure farmland. If the purchase includes a home on the acreage, your financing options broaden somewhat.

What Lenders Look At

• The income-producing potential of the land

• Current and historical farm income (if the land is already farmed)

• Soil quality and crop suitability

• Any lease agreements currently in place

Due Diligence on Farmland: Don't Skip These Steps

Buying agricultural land requires a more thorough due diligence process than a typical home purchase. Here's what to investigate:

Soil Quality

Not all farmland is equal. BC's soils are classified by capability class, with Class 1 being the best. Ask for a soil survey or commission one if needed. What grows well on the property, what inputs are required, and whether the soil has been depleted through overuse are all critical questions for active farmers.

Water Access

Does the property have water rights? In BC, water for farming comes from wells, creeks, or irrigation districts — and water licences are registered separately from land title. A property may not have sufficient or secure water even if it looks fertile on the surface.

Title and Zoning

Review title for any easements, rights of way, or covenants that could restrict how you use the land. Confirm the zoning designation with the local municipality or regional district — most BC farmland falls under A1 Agricultural zoning, which we cover in detail in our post on A1 zoning in BC.

Existing Leases

Some farmland is leased to active farmers. If there's a lease in place, you may be bound by its terms after purchase. Get a copy and have it reviewed by a real estate lawyer before proceeding.

Best Regions for Farmland in BC

The Fraser Valley — stretching from Langley east to Chilliwack — remains the most sought-after farmland corridor in BC. The combination of Class 1 and 2 soils, mild climate, and proximity to Metro Vancouver markets makes it uniquely productive. Buyers looking at larger acreage and ranch-style properties will find more options in the BC Interior. For a closer look at those options, see our overview of ranches and acreage for sale in BC.

Thinking about purchasing farm land in British Columbia? Jared Gibbons is a Fraser Valley farm real estate specialist who can help you navigate ALR rules, due diligence, and finding the right property for your goals.

Start with a free property evaluation — or reach out directly to discuss what you're looking for.

If you're buying or already own a condo in South Surrey, White Rock, or anywhere across the Fraser Valley, there's a financial risk quietly building inside strata buildings across British Columbia — and most buyers don't see it coming until it's too late.

Why BC Strata Reserve Funds Are Underfunded

A new report from OctoAI (March 2026) reveals a troubling picture of strata corporation finances across the province. The average BC strata holds just $4,000 per unit in reserve funds — compared to $10,000 per unit in Ontario. Ontario condo owners contribute nearly three times more to their reserve funds than BC owners do.

The result? More than 75% of BC stratas are poorly funded, defined as having less than 80% of what's needed to cover future repairs. Even more concerning, over 50% are in critical territory — funded at less than 50% capacity. These aren't edge cases. This is the norm across the province.

What Is a Special Assessment — and Why Should You Care?

When a strata corporation doesn't have enough money in its contingency reserve fund to cover a major repair — a roof replacement, elevator overhaul, or parking structure repair — it has two options: borrow money or issue a special levy to owners.

A special levy means every unit owner receives a bill. Sometimes it's a few hundred dollars. But based on current projections from the OctoAI report, over 100,000 BC condo owners could face special assessments averaging $8,000 or more in 2026 alone. In some buildings, the number runs significantly higher. This isn't a hypothetical risk. It's happening now — and it disproportionately affects buyers who didn't know what to look for before they bought.

The July 1, 2026 Depreciation Report Deadline Is a Wake-Up Call

BC legislation is tightening up. A new depreciation report deadline of July 1, 2026 applies to all stratas in the Metro Vancouver and Fraser Valley regions. A depreciation report is a long-range financial planning document that estimates the cost of future repairs and determines whether a strata's reserve fund is adequate.

Many buildings have delayed these reports for years — some legally, some not. When those reports finally get filed, the funding gaps they expose may trigger immediate special assessments to close the shortfall. For buyers who purchased without reviewing this document, the bill could arrive within months of possession. In the Brookswood housing market and across South Surrey real estate, this deadline is creating urgency — both for sellers who need to disclose and for buyers who need to understand what they're walking into.

What Buyers in South Surrey and White Rock Need to Do Right Now

South Surrey condos and White Rock condos span a wide range of building ages, strata sizes, and financial health. A brand-new building and a 20-year-old tower can look identical from the outside — but their reserve fund status tells completely different stories.

Before writing an offer on any condo in the Fraser Valley real estate market, buyers should be reviewing the most recent depreciation report (or why one doesn't exist), the contingency reserve fund balance relative to the depreciation report's recommended level, minutes from the last two years of strata meetings for any mention of upcoming special levies or deferred repairs, and the strata's current monthly contributions and whether they've been increasing. Most buyers skip this step or don't know how to interpret what they're reading. That's where having an experienced local agent makes a measurable difference.

How Jared Gibbons Approaches Strata Document Review

Jared Gibbons has been working in the South Surrey and White Rock condo market long enough to know that the purchase price is only part of what you're agreeing to when you buy into a strata. The financial obligations that come with the building are just as real — and just as binding.

As part of every condo transaction, Jared reviews strata documents carefully and flags anything that signals underfunding, deferred maintenance, or the potential for near-term special assessments. Homes in Langley, South Surrey, and White Rock all have different strata landscapes, and knowing how to read those differences is part of what separates a good buying experience from a costly one. If you're thinking of selling your condo, understanding your strata's financial health is equally important — buyers and their agents are doing more due diligence than ever, and a well-funded building is a genuine selling point in today's market.

Don't Inherit Someone Else's Bill

The strata special assessment risk in BC is real, it's growing, and it's particularly relevant for anyone buying or selling in South Surrey real estate and the broader Fraser Valley real estate market heading into 2026. The new depreciation report requirements are a step in the right direction — but only if buyers know how to use that information.

Thinking of buying or selling a condo in South Surrey or White Rock? Jared reviews strata documents as part of every transaction so you don't get stuck with someone else's bill.

Call or text Jared at 604-542-0822 or visit jaredgibbons.ca

Here's the full post with the Hazelmere section added in the right spot — slotted after Sunnyside since it sits geographically between South Surrey and White Rock, and it fits naturally as the last neighbourhood before the pricing section.

South Surrey BC: Your Complete 2026 Neighbourhood & Lifestyle Guide

If you are searching for a move to Metro Vancouver, South Surrey keeps coming up — and for good reason. It consistently ranks among the most desirable communities in the Lower Mainland, drawing families, professionals, and downsizers who want space, strong schools, and a genuine quality of life without paying Vancouver prices.

This guide covers everything you need to know before making the move: neighbourhoods, home prices, schools, commute, shopping, and outdoor living — all in one place.

Overview: What Is South Surrey?

South Surrey is the southern portion of the City of Surrey, bordered by White Rock to the south, Langley to the east, and the US border just minutes away. The area is home to roughly 120,000 residents and spans a wide range of landscapes — from master-planned suburban neighbourhoods and executive golf course communities to quiet oceanside pockets and working farms.

It's one of the few areas in Metro Vancouver where you can find newer construction, top-ranked schools, walkable retail, and ocean proximity all within the same community. That combination is exactly why South Surrey homes for sale remain in consistent demand across every market cycle.

Neighbourhoods Within South Surrey

South Surrey isn't a single neighbourhood — it's a collection of distinct communities, each with its own character and price range.

Grandview Heights & Grandview Surrey

Grandview Heights is the newest and fastest-growing part of South Surrey. It's where most of the recent townhome and detached development has happened, anchored by Morgan Crossing and the open-air Morgan Crossing shopping centre.

Grandview Surrey homes attract young families and first-time buyers who want newer construction, modern layouts, and walkable amenities at a more accessible price point than older established neighbourhoods. This is the most active area in South Surrey for new development in 2026.

Morgan Creek

Morgan Creek homes represent some of the most prestigious real estate in South Surrey. This gated and semi-gated golf course community features large detached homes on generous lots, typically priced between $1.5M and $3M+.

The neighbourhood has a mature, established feel — tree-lined streets, quiet cul-de-sacs, and a strong sense of community. It's the go-to area for executive buyers and move-up families looking for space and prestige without leaving South Surrey.

Ocean Park

Ocean Park is one of South Surrey's most charming and underrated neighbourhoods. It sits close to the ocean and has an older, more organic character than the newer planned communities to the north.

Homes here range from modest older ranchers to beautifully renovated detached properties, and the area attracts buyers who prioritize proximity to the water and a quieter, village-style feel. It's a strong long-term hold for buyers who value character over new construction.

Elgin Chantrell & Crescent Beach

Elgin Chantrell and Crescent Beach sit at the luxury end of the South Surrey market. Waterfront and near-waterfront properties here regularly exceed $2M, with some estate-style homes pushing significantly higher.

South Surrey luxury homes in this pocket offer a rare combination of exclusivity, natural beauty, and community character. Crescent Beach in particular has a tight-knit, cottage-by-the-sea feel that's unlike anything else in Metro Vancouver.

Sunnyside

Sunnyside is a well-established family neighbourhood situated between South Surrey's newer developments and White Rock. It offers solid detached homes at relatively accessible price points for the area, with strong school catchments and easy access to parks and amenities.

It's a natural landing spot for families relocating from other parts of Metro Vancouver who want a quiet, safe, community-oriented neighbourhood without the premium of Morgan Creek or Crescent Beach.

Hazelmere

Hazelmere is one of South Surrey's most distinctive and sought-after pockets — a semi-rural enclave tucked near the US border and the Hazelmere Golf & Tennis Club. Properties here tend to sit on larger lots, with a mix of executive estate homes, acreages, and hobby farm properties that appeal to buyers looking for space and privacy without leaving the South Surrey market.

It's a particularly compelling option for buyers priced out of Crescent Beach or Morgan Creek who still want a prestigious address with a rural character. Proximity to White Rock Beach, Highway 99, and the border crossing makes it more connected than its quiet country lanes suggest.

Home Prices in South Surrey (2026)

South Surrey offers a wider range of price points than most buyers expect when they first start looking.

Detached Homes

Detached single-family homes in South Surrey range from approximately $1.4M on the lower end in Sunnyside and parts of Grandview Heights, up to $3M and beyond in Morgan Creek, Elgin Chantrell, and Crescent Beach. The neighbourhood, lot size, and proximity to the ocean drive significant variation within that range.

For buyers looking at the top end of the market, South Surrey luxury homes in gated golf course communities and waterfront pockets represent some of the most sought-after real estate in the entire Lower Mainland.

Townhomes

South Surrey townhomes represent the best entry point for families moving into the area. Grandview Surrey has the highest concentration of newer townhomes, typically ranging from $900K to $1.4M with modern finishes, private garages, and strong strata management.

For buyers who want newer construction with room for a family at a manageable price point, this segment consistently delivers the best value in South Surrey.

Condos

South Surrey condos are available primarily in Grandview Heights and along the King George Boulevard corridor. Prices typically range from $500K to $900K depending on size, building, and proximity to amenities.

This segment attracts downsizers, investors, and buyers entering the market for the first time. It's also where White Rock homes for sale overlap in terms of buyer profile — many condo buyers in this price range consider both areas simultaneously.

Schools in South Surrey

School quality is one of the biggest reasons families choose South Surrey over other Metro Vancouver suburbs — and the options here are genuinely exceptional.

Public Schools

Sunnyside Elementary and Grandview Heights Secondary serve the newer family-oriented neighbourhoods and both carry strong reputations within the district. Semiahmoo Secondary is consistently ranked among BC's top public schools and is one of the few in the province to offer the full International Baccalaureate (IB) Diploma Programme — a major draw for academically focused families.

Private Schools

Southridge School is a K–12 independent school located in South Surrey that draws students from across the region. It offers a rigorous academic program alongside strong arts and athletics, making it one of the most sought-after private school options in the Lower Mainland.

Commute and Transit

South Surrey is not a short commute to downtown Vancouver — but it's entirely manageable for most buyers.

Driving

Most parts of South Surrey are a 45 to 55-minute drive to downtown Vancouver via Highway 99 northbound. The Hwy 99 on-ramp at 32nd Avenue is the primary access point, and peak-hour traffic can add 10 to 15 minutes during busy periods.

Transit

Bus routes from South Surrey connect to King George SkyTrain Station, providing access to the Expo Line and downtown Vancouver without a car. The South Surrey Park and Ride at Hwy 99 and 32nd Avenue is a popular option for commuters who prefer to drive part of the way and take transit for the final stretch.

Shopping and Amenities

South Surrey punches well above its weight for a suburban community when it comes to retail and everyday amenities.

Morgan Crossing and Grandview Corners together form one of the most complete open-air retail destinations in Metro Vancouver — with major grocery anchors, restaurants, fitness studios, banks, and specialty retail all within a walkable precinct. Semiahmoo Shopping Centre provides additional covered retail in the White Rock area.

The White Rock area adds Marine Drive's restaurant row and the White Rock Pier promenade — a genuine lifestyle amenity that South Surrey residents treat as their own backyard.

Outdoor Living

Few Metro Vancouver communities can match South Surrey for variety and quality of outdoor space.

Beaches and Waterfront

Crescent Beach and White Rock Beach are the two primary oceanfront destinations — both easily accessible and beloved by locals year-round. Blackie Spit at the tip of Crescent Beach is a particularly special spot for walking, birdwatching, and taking in the views across Boundary Bay.

Parks and Trails

Elgin Heritage Park sits along the Nicomekl River and offers walking trails, a restored heritage farm, and open green space. Redwood Park is a unique gem — an old-growth grove of towering redwood trees planted in the late 1800s, tucked quietly into a South Surrey neighbourhood and free to visit year-round.

The Bottom Line

South Surrey offers something genuinely rare in Metro Vancouver: a community that delivers on schools, lifestyle, nature, amenities, and long-term value all at once. Whether you're a growing family, a professional relocating from Vancouver, or a buyer looking for the best lifestyle return on your investment, South Surrey deserves serious consideration.

Jared Gibbons specializes in South Surrey and the surrounding communities, with deep knowledge of every neighbourhood, price range, and market condition in the area. If you're thinking about making the move, the best first step is a conversation.

Ready to find your home in South Surrey? Browse current South Surrey listings or contact Jared directly to find out exactly what your budget gets you in 2026.

Cloverdale doesn't get the same headlines as South Surrey or Willoughby — but buyers who take the time to look here consistently walk away impressed. This is one of Surrey's most distinctive communities, where a genuine historic town centre, strong schools, and detached homes at accessible prices come together in a way that's increasingly hard to find in Metro Vancouver.

If you're searching for real character, real value, and a neighbourhood that feels like an actual community, Cloverdale deserves a serious look.

Where Is Cloverdale?

Cloverdale sits in the southeast corner of Surrey, bordered by Langley to the east. It's anchored by a historic town centre along 176 Street — one of the few areas in the entire Lower Mainland that has preserved its small-town commercial character through decades of suburban growth around it.

The area is well-connected to the rest of Surrey and Metro Vancouver via Highway 10 and Highway 17, and it sits close to the Langley border — giving residents easy access to both Langley and Surrey amenities.

Home Prices in Cloverdale (2026)

Cloverdale offers some of the strongest value for detached homes in the entire Surrey market — and that gap is becoming more noticeable as South Surrey homes for sale continue to push higher.

Detached Homes

Detached homes in Cloverdale typically range from $1.1M to $1.8M, depending on the sub-area, lot size, and age of the home. Historic Cloverdale tends to offer older character homes at the lower end of that range, while Clayton Heights delivers newer construction closer to the top.

Compared to South Surrey — where detached homes start at $1.4M and climb quickly — Cloverdale offers meaningfully more home per dollar, particularly for families who prioritize lot size and square footage over ocean proximity.

Townhomes

Cloverdale townhomes typically range from $750K to $1.1M, with the newest and largest units in Clayton Heights commanding the higher end. For buyers looking at Surrey homes for sale in the townhome segment, Cloverdale and Clayton Heights consistently offer better value than comparable product in Langley's Willoughby Heights market.

Neighbourhood Character

This is where Cloverdale truly stands apart from every other Surrey neighbourhood — and why buyers who discover it tend to stay.

Historic Cloverdale

The original Cloverdale town centre along 176 Street is genuinely charming — boutique shops, heritage buildings, locally owned restaurants, and a walkable main street that feels nothing like a typical suburban commercial strip. It has a pace and personality that newer planned communities simply can't replicate.

Cloverdale is also home to the Cloverdale Rodeo, the largest rodeo in western Canada, held annually at the Cloverdale Fairgrounds. It's a reflection of the area's deep equestrian and agricultural roots — and a community tradition that draws tens of thousands of visitors each year.

Clayton Heights

Clayton Heights is the newer, family-oriented counterpart to Historic Cloverdale. Built out primarily over the past 15 years, it offers modern townhomes and detached homes on well-planned streets with parks, schools, and retail built in from the start.

It attracts buyers who want newer construction and a family-friendly environment while still benefiting from Cloverdale's lower price point compared to South Surrey and central Langley. If you've been looking at Brookswood or Willoughby Heights, Clayton Heights is worth a direct comparison.

Schools in Cloverdale

School quality in Cloverdale is strong across both sub-areas, with a good mix of traditional and standard public school options.

Elementary Schools

Cloverdale Traditional Elementary offers a structured, back-to-basics curriculum that appeals strongly to families who prefer a more formal educational environment. Sunrise Ridge Elementary serves the newer Clayton Heights community and has quickly built a strong reputation since opening.

Secondary Schools

Lord Tweedsmuir Secondary is Cloverdale's established high school with a long track record in academics and athletics. Clayton Heights Secondary serves the newer part of the community and has grown rapidly alongside the neighbourhood — offering strong programs in a modern facility.

Commute and Transit

Cloverdale is a car-dependent community today — but that's about to change in a meaningful way.

Driving

Most of Cloverdale is approximately a 40-minute drive to downtown Vancouver via Highway 10 connecting to Highway 17 or the Alex Fraser Bridge. King George Boulevard also provides a direct route north into central Surrey and beyond.

SkyTrain Coming

The Surrey-Langley SkyTrain extension — currently under construction — will bring rapid transit significantly closer to Cloverdale. When complete, this extension will dramatically improve transit access for Cloverdale residents and is widely expected to have a positive impact on property values along the corridor. Buyers getting into Cloverdale now are positioning themselves ahead of that infrastructure investment.

Shopping and Amenities

Cloverdale's amenities are more varied than most buyers expect before they visit.

Local Shopping and Recreation

The historic downtown strip on 176 Street offers a curated mix of antique shops, local restaurants, hair salons, and specialty retailers that give the area a genuine neighbourhood feel. The Cloverdale Athletic Park is one of Surrey's best recreational facilities — featuring multiple sports fields, an indoor arena, and year-round programming for kids and adults.

Nearby Regional Shopping

Willowbrook Mall in Langley is just minutes east of Cloverdale and provides full-scale retail including major anchors, restaurants, and services. Combined with the local downtown strip, Cloverdale residents have strong shopping options in both directions without needing to travel to central Surrey.

Who Is Cloverdale Best For?

Cloverdale attracts a specific kind of buyer — and those buyers tend to be very happy with the decision.

Families Wanting Detached Homes at Better Prices

For families who need a detached home with a yard but can't stretch to South Surrey homes for sale pricing, Cloverdale delivers. The $1.1M–$1.8M detached range here buys significantly more space than comparable South Surrey or Langley alternatives, with strong schools and a safe, family-oriented environment.

Buyers Who Value Character and Community

Cloverdale has something most newer suburbs don't — a genuine sense of place. The historic town centre, the rodeo tradition, the equestrian roots, and the tight-knit community identity make this feel like a real neighbourhood rather than a development.

Equestrian and Hobby Farm Buyers

The Cloverdale and South Langley corridor remains one of the last accessible areas in Metro Vancouver for equestrian properties, hobby farms, and larger lots. Buyers with horses or those who want acreage will find more options here than almost anywhere else within a 40-minute drive of Vancouver.

The Bottom Line

Cloverdale is the kind of neighbourhood that rewards buyers who look beyond the obvious. The prices are compelling, the character is genuine, the schools are strong, and the coming SkyTrain extension adds a layer of long-term upside that few other communities in this price range can offer.

Jared Gibbons knows the Cloverdale and Clayton Heights markets in detail — from the historic streets near 176 Street to the newest phases of Clayton Heights development. If you're ready to explore what's available, there are two great ways to start.

Search current Cloverdale listings to see what's on the market right now — or contact Jared for a straight answer on where your budget goes furthest in 2026.

Vancouver is one of the most expensive cities in North America — and in 2026, that reality hasn't changed. Detached homes in the city regularly push past $2M, and even condos sit well above $700K in most neighbourhoods.

The good news is that within a 45 to 90-minute radius of downtown Vancouver, there are communities offering detached homes, strong schools, and genuine quality of life at a fraction of the city's price. Here's a straight comparison of the best-value suburbs — ranked from most accessible to best overall lifestyle value.

1. Chilliwack — Most Accessible Entry Point on the List

Avg. detached price: from $750K | Commute: ~90 min via Hwy 1

If budget is the primary driver, Chilliwack delivers. Detached homes here start well below $800K, making it the most accessible entry point for buyers looking beyond the Lower Mainland.

Surrounded by mountains, the Fraser River, and some of BC's most scenic farmland, Chilliwack offers far more lifestyle than its price tag suggests. The 90-minute commute is the main trade-off, which is why this city has become a magnet for remote workers and hybrid employees who only need to be in Vancouver a few days a week.

Who It's Best For

Best for: Remote workers, retirees, first-time buyers, cash-flow investors. Pros: Strong rental market, outdoor lifestyle, exceptional value per square foot. Cons: Long commute, fewer urban amenities than closer suburbs.

Chilliwack homes for sale

2. Mission — Small-Town Feel, Riverside Living

Avg. detached price: from $850K | Commute: ~75 min via Hwy 7 or West Coast Express

Mission sits on a bluff above the Fraser River and offers a quieter, more tightly knit community than most suburbs on this list. Detached homes start around $850K, and the West Coast Express train provides a rare transit option for commuters.

Mission attracts buyers who want acreage, hobby farms, and true small-town character without going as far as Chilliwack. The surrounding nature — hiking trails, lakes, and river access — is genuinely exceptional.

Who It's Best For

Best for: Families wanting space and nature, acreage buyers, West Coast Express commuters. Pros: West Coast Express access, riverside setting, strong community feel. Cons: Limited urban amenities, longer drive than most options on this list.

3. Abbotsford — Fastest-Growing City in BC

Avg. detached price: from $900K | Commute: ~60 min via Hwy 1

Abbotsford homes for sale have been drawing buyers from across the region, and for good reason. Abbotsford is officially the fastest-growing city in BC, with a University of the Fraser Valley campus, a growing hospital district, and expanding retail and infrastructure.

Detached homes start around $900K, offering significantly more space and lot size than anything comparable closer to Vancouver. Schools are strong, the community is family-oriented, and the city's growth trajectory makes it appealing for investors and end-users alike.

Who It's Best For

Best for: Families, investors, buyers wanting newer construction at lower prices. Pros: Fast growth, strong schools, university town, solid value per square foot. Cons: 60-minute commute, no SkyTrain access.

4. Maple Ridge — Nature, Outdoors & Equestrian Living

Avg. detached price: from $950K | Commute: ~50 min via Hwy 7

Maple Ridge is the closest thing to rural living you'll find within 50 minutes of Vancouver. Maple Ridge homes for sale range from townhomes and newer detached builds to acreage properties and equestrian estates.

The community has a strong outdoors culture, with Golden Ears Provincial Park, the Alouette River, and dozens of trails right on the doorstep. Haney Place serves as the walkable town centre, and the area has seen meaningful new development in recent years.

Who It's Best For

Best for: Outdoor enthusiasts, equestrian buyers, families wanting space. Pros: Nature access, acreage options, 50-minute commute, strong community identity. Cons: No SkyTrain, limited urban retail, highway-dependent commute.

5. Langley — Growing Fast With Great Schools

Avg. detached price: from $1.1M | Commute: ~45 min via Hwy 1

Langley homes for sale have been among the most searched in the Lower Mainland, with Willoughby leading the charge. This master-planned community has seen explosive growth — new townhomes, detached homes, retail, and schools built out rapidly over the past decade.

Langley City offers a walkable downtown, and the upcoming SkyTrain extension will be a major game-changer for commuters when it opens.

Who It's Best For

Best for: Families wanting newer construction, buyers tracking the SkyTrain corridor, first-time buyers moving up from condos. Pros: Top schools, SkyTrain coming, strong Willoughby growth corridor. Cons: Peak-hour traffic on Hwy 1, some areas still feel suburban-generic.

6. Surrey (North & Central) — Best Transit Access Outside Vancouver

Avg. detached price: from $1.1M | Commute: ~35 min via SkyTrain or King George Blvd

Surrey homes for sale offer the strongest transit value on this list. North and Central Surrey are anchored by Surrey Central SkyTrain station and a rapidly developing city centre that includes a university district, hospital, and growing cultural infrastructure.

For buyers who rely on transit, Surrey is the most practical option outside Vancouver itself. The community is one of the most diverse in BC, with housing options ranging from detached homes to purpose-built rentals.

Who It's Best For

Best for: Transit-dependent commuters, investors, buyers wanting urban amenities at suburban prices. Pros: SkyTrain access, proximity to Vancouver, strong rental demand. Cons: Some pockets still developing, varies significantly by neighbourhood.

7. South Surrey & White Rock — Best Lifestyle Value on the List

Avg. detached price: from $1.4M | Commute: ~50 min via Hwy 99

South Surrey homes for sale and White Rock homes for sale sit at the top of this list on price — but they also sit at the top on lifestyle, school quality, and long-term value. South Surrey offers newer construction, top-ranked schools including Semiahmoo Secondary's IB program, and walkable retail at Morgan Crossing.

White Rock adds an oceanfront lifestyle, the Marine Drive promenade, and a community feel that buyers consistently pay a premium to access. For families who can stretch to the $1.4M–$2M range for detached homes, or buyers considering South Surrey townhomes in the $900K–$1.4M range, this area delivers the best overall lifestyle return in the Lower Mainland.

Who It's Best For

Best for: Families wanting top schools and lifestyle, downsizers, buyers prioritizing long-term resale value. Pros: Ocean proximity, top schools, walkable amenities, strong consistent demand. Cons: Higher entry price, no SkyTrain, US border traffic on Hwy 99.

The Bottom Line

Every community on this list offers genuine value compared to Vancouver — but they serve very different buyers. If budget is the primary consideration, Chilliwack and Mission deliver the most home for the dollar. If you're balancing commute, schools, and lifestyle, Langley and Surrey hit a strong middle ground.

And if you can stretch to the $1.4M range, South Surrey and White Rock offer the best lifestyle per dollar in the entire Lower Mainland — ocean access, top-ranked schools, newer construction, and a market that holds its value through every cycle.

Jared Gibbons works across this entire corridor and knows each of these markets in depth. If you're trying to figure out where your budget goes furthest — and what trade-offs actually matter — he can give you a straight answer based on your specific situation.

Take the first step today. Book a free buyer consultation and find out exactly where your money goes furthest in 2026.

Two of Metro Vancouver's most desirable communities sit just minutes apart — yet they offer entirely different ways of life. South Surrey and White Rock share a border and a postal code area, but buyers who do their homework quickly realize these neighbourhoods serve very different needs.

If you're weighing your options along the southern corridor of Metro Vancouver, this guide breaks down what actually matters: price, lifestyle, schools, commute time, and who each community is best suited for.

Price Comparison: What Does Real Estate Actually Cost in 2026?

Understanding the price landscape is the natural starting point, and both areas offer a range of options depending on what you're looking for.

South Surrey Prices

Detached single-family homes in South Surrey typically fall between $1.6M and $2.2M, with newer builds and larger lots in neighbourhoods like Morgan Creek trending toward the higher end. South Surrey luxury homes in gated or golf course communities can push well beyond that range.

For buyers looking to enter at a lower price point, South Surrey townhomes are a popular option, generally ranging from $900K to $1.4M. These offer modern layouts, private garages, and strong resale value in a family-friendly setting.

White Rock Prices

In White Rock, pricing depends heavily on proximity to the water. Oceanfront or ocean-view detached homes regularly start at $2M and climb significantly from there, reflecting both the scarcity of that inventory and the lifestyle premium buyers are willing to pay.

That said, White Rock's condo market offers a more accessible entry point. White Rock condos for sale typically range from $500K to $900K, making this area attractive for downsizers, retirees, and buyers who want a beach-adjacent lifestyle without the cost of a detached home.

Lifestyle & Community Vibe

This is where the two communities diverge most clearly — and it usually comes down to what you want your daily life to feel like.

South Surrey: Family-Oriented Suburban Living

South Surrey is built for families and active suburban living. The area has seen significant development over the past decade, resulting in newer construction, well-planned streetscapes, and a strong concentration of walkable retail.

Morgan Crossing and Grandview Corners offer everything from grocery stores and coffee shops to fitness studios and restaurants. Community parks, sports fields, and recreation centres round out an infrastructure that's clearly designed with families in mind.

White Rock: Relaxed Beach Town Energy

White Rock operates at a different frequency. The Marine Drive promenade and the iconic White Rock Pier anchor a community that feels more like a coastal retreat than a suburb.

Locally owned restaurants, weekend markets, and the rhythm of beach life give White Rock a relaxed, village-style character that appeals strongly to those looking to slow down. For buyers seeking a quieter pace — particularly empty nesters and retirees — this lifestyle is hard to replicate anywhere else in Metro Vancouver.

Schools: A Key Factor for Families

For buyers with children, school access often shapes the neighbourhood decision as much as price does.

Schools in South Surrey

South Surrey has built a strong reputation for education. Sunnyside Elementary and Grandview Heights Secondary serve growing family populations in newer developments. Semiahmoo Secondary offers the prestigious International Baccalaureate (IB) program — one of the key draws for families relocating from other parts of Metro Vancouver.

For those considering private education, Southridge School offers a K–12 independent school experience with strong academic and athletic programming, drawing students from across the region.

Schools in White Rock

White Rock is served by Ray Shepherd Elementary and Elgin Park Secondary, both well-regarded schools with strong community ties. While the school selection is more limited compared to South Surrey's catchment variety, both schools serve their communities well.

Families prioritizing the widest range of public and private school options will generally find South Surrey's education landscape more diverse.

Commute to Vancouver: How Long Is the Drive?

Neither community is a quick commute — but both are manageable for those working in Vancouver or Burnaby.

South Surrey Commute

From most parts of South Surrey, expect a 45 to 55-minute drive into downtown Vancouver via Highway 99 or King George Boulevard, depending on traffic and time of day. South Surrey's proximity to the Hwy 99 on-ramp at 32nd Avenue gives it a slight edge for drivers heading north during peak hours.

White Rock Commute

White Rock sits slightly further east and south, placing it in a comparable range — typically 50 to 55 minutes via King George Boulevard. Buses connecting to Surrey Central Station provide a transit option, though most residents in both communities rely on personal vehicles.

Both communities also sit close to the Peace Arch and Pacific Highway border crossings — a practical bonus for frequent US travelers and remote workers with cross-border flexibility.

Who Should Choose South Surrey?

South Surrey homes for sale are best suited for:

• Growing families who want newer construction, dedicated school catchments, and recreational amenities

• Buyers seeking townhomes in the $900K–$1.4M range with modern finishes and strong community infrastructure

• Professionals who want suburban space with walkable retail and easy highway access

• Investors targeting high-demand family markets with consistent resale activity

• Anyone prioritizing school choice — including IB programming and private schools like Southridge

Who Should Choose White Rock?

White Rock homes for sale are best suited for:

• Downsizers and retirees who want a walkable, ocean-adjacent lifestyle with a strong sense of community

• Condo buyers looking to enter the market between $500K–$900K with standout lifestyle perks

• Buyers willing to pay a premium for ocean views, waterfront proximity, and a relaxed pace of living

• Empty nesters transitioning out of a large family home who still want proximity to Metro Vancouver

The Bottom Line

South Surrey and White Rock are both exceptional places to live — they simply serve different chapters of life exceptionally well. South Surrey delivers the space, schools, and suburban infrastructure that growing families need. White Rock offers the lifestyle, views, and community character that buyers consistently pay a premium to access.

Working with someone who knows both markets makes a real difference when the stakes are this high. Jared Gibbons has spent his career focused on this specific corner of Metro Vancouver, helping buyers find the right fit based on their budget, lifestyle, and long-term goals — without the guesswork.

Ready to figure out which community is right for you? Get a free home evaluation and get a clear picture of what your next move looks like.

A major mixed-use development is moving forward in Brookswood — and if you own or are thinking of buying property in this part of Langley Township, it's worth paying attention.

Jim Pattison Developments has proposed a large project on a nine-acre site at the northeast corner of 32 Avenue and 200 Street. The plan includes 452 new apartments and 134,300 square feet of commercial and office space, anchored by a Save-On-Foods grocery store.

Where Things Stand

On February 23, Langley Township council passed first, second, and third readings of the rezoning bylaw — voting eight to one in favour. The lone dissenting vote was Councillor Kim Richter. The project aligns with the Brookswood-Fernridge Neighbourhood Plan, which has long designated this area for a commercial village hub, so this has been in the works for some time.

What the Developer Is Contributing

Beyond housing and retail, the developer has made two notable commitments to the community:

A shell space for a future neighbourhood recreation centre — the Township would fund the interior fit-out separately. A voluntary amenity contribution of $4.72 million, which the Township can direct toward rec centres, libraries, and other community facilities.

A Note on Public Hearings

There will be no public hearing for this project. Under recent changes to the BC Community Charter aimed at speeding up housing approvals, local governments cannot hold public hearings for developments that already align with an existing neighbourhood plan. Councillor Richter pushed for one but was advised it isn't permitted under current provincial rules.

What Happens Next

Rezoning approval is not the final step. The developer still needs to submit detailed plans and obtain development permits before construction can begin. There are several steps remaining before shovels go in the ground.

What This Means for Brookswood

For residents and property owners in Brookswood, this is one of the most significant developments in years — bringing more housing supply, a major grocery anchor, and new community amenities to a neighbourhood that has been growing steadily. Property values in areas surrounding new commercial nodes like this tend to strengthen as infrastructure improves.

Thinking about buying or selling in Brookswood or Langley? Contact Jared for an up-to-date market assessment.

In a development drawing significant attention across British Columbia, the Musqueam Indian Band has signed three landmark agreements with the Government of Canada — formally recognizing the First Nation's Aboriginal rights and title within their traditional territory. Announced on February 20, 2026, these deals mark one of the most consequential steps toward Indigenous reconciliation in BC in recent years. To understand what this agreement means for the community and the broader region, it helps to look at each deal individually and in context.

What Are the Three Musqueam Agreements?

The three deals signed between the Musqueam First Nation and the federal Liberal government each address a distinct area of governance and rights, forming a coordinated framework for the incremental implementation of Musqueam Aboriginal rights under the Canadian Constitution.

The first and most significant is the šxʷq̓ʷal̕təl̕tən Rights Recognition Agreement, which formally acknowledges that Musqueam holds Aboriginal rights — including title — within their traditional territory. Rather than a sweeping transfer of authority, it establishes a structured, step-by-step process for implementing those rights through an ongoing nation-to-nation relationship with Canada. The second, the xʷməθkʷəy̓əm Stewardship & Marine Management Agreement, creates bilateral working groups that bring Musqueam knowledge and traditional stewardship practices into shared decision-making over the waters and resources within Musqueam territory — including collaboration with the Canadian Coast Guard on marine emergency response. The third focuses on fisheries, granting the Musqueam Band shared decision-making authority over fisheries management within their territory, along with funding for vessels and fishing gear to support long-term sustainable resource management.

To explore Indigenous economic initiatives in BC and understand how these types of agreements are structured across the province, the BC government's First Nations partnerships page offers helpful context.

What Is Musqueam's Traditional Territory?

Understanding the scope of these Musqueam land agreements requires understanding the geographic footprint of the Nation's ancestral homeland. According to the BC Treaty Commission, Musqueam's traditional territory includes West Vancouver, North Vancouver, Vancouver, the University Endowment Lands, Burnaby, Port Moody, New Westminster, Richmond, Vancouver International Airport, the northern areas of Delta and Surrey, and surrounding waterways. This region is home to an estimated 1.8 million British Columbians, making these BC government agreements particularly significant in terms of their geographic reach and long-term governance implications.

For those interested in Musqueam community land and investment activity across the Lower Mainland, the Musqueam First Nation's official website outlines the Nation's ongoing economic and development initiatives in detail.

A Nation-to-Nation Approach to BC Reconciliation Efforts

Musqueam Chief Wayne Sparrow has been consistent about the Nation's approach: negotiation and partnership over litigation. In a statement following the signing, Chief Sparrow said the Government of Canada is now "acknowledging Musqueam's Aboriginal title and rights to our traditional territory and recognizing our expertise in both marine management and fisheries management."

Musqueam leadership has also directly addressed concerns from BC residents about what these agreements mean for private property. Chief Sparrow stated clearly that "Musqueam is not coming for anyone's private property," describing the Nation's approach as "one of partnership and relationship with our neighbours." These BC reconciliation efforts are being framed not as jurisdictional conflict but as a practical path forward — one grounded in the Canadian Constitution and built through over a decade of direct negotiation.

Federal Minister of Crown-Indigenous Relations Rebecca Alty echoed this, describing the agreements as concrete action toward building "a stronger, more united Canada." To understand the federal and provincial roles in shaping these types of deals, the Government of Canada's Indigenous Relations page provides a useful overview of how federal-provincial Indigenous agreements are developed and implemented.

Building on a Strong Foundation of Indigenous Economic Development in BC

These agreements don't exist in isolation. They follow a series of recent milestones that reflect a broader strategy around Indigenous economic development in BC and the expansion of Musqueam's governance and economic footprint. In March 2025, Musqueam initialed a Self-Government Agreement, and in February 2025 signed a Vancouver International Airport Revenue Sharing Agreement that sets aside a portion of federal airport revenue for the First Nation.

The First Nation's economic activities are managed by the Musqueam Capital Corporation and include the Fraser Arms property, Milltown Marina, the Musqueam Golf & Learning Academy, and the University Golf Club. Musqueam is also part of MST Development Corporation — a $1 billion joint venture with the Squamish Nation and Tsleil-Waututh Nation — overseeing the development of 65 hectares of land in Metro Vancouver.  These Musqueam community benefits reflect a First Nation that has spent decades building the economic and governance infrastructure to match its rights-based vision.

How Government Partnerships Impact Local Growth

For readers wondering how government partnerships impact local growth across communities in Metro Vancouver and the Fraser Valley, the Musqueam agreements offer a compelling case study. When First Nations gain recognized authority over fisheries, marine resources, and land stewardship, the downstream effects touch environmental policy, infrastructure planning, and economic investment across entire regions. The Musqueam Nation's model — built on negotiated frameworks rather than adversarial court battles — is increasingly being looked at as a template for BC Indigenous relations going forward.

Lead negotiator Wendy Grant-John noted that these agreements are "the result of more than ten years of discussions, collaboration and negotiation" — a reminder that meaningful reconciliation is rarely quick, but the outcomes can be far-reaching and durable.

Context: BC's Broader Indigenous Rights Landscape

These agreements are being signed at a pivotal moment in BC Indigenous relations. Debates over Indigenous rights, land use, and resource development have become increasingly polarized in British Columbia, with disputes over land title, conservation areas, and economic development projects raising questions about how Indigenous authority fits within provincial and federal systems.

Musqueam is among several parties appealing the BC Supreme Court's August 2025 Cowichan Tribes decision, which granted Aboriginal title to parts of Vancouver Island and prompted widespread concern about property rights across the province. The contrast between that litigation path and Musqueam's negotiated approach is notable. For those tracking federal-provincial Indigenous agreements across Canada, the Musqueam deals represent a preferred model: incremental, constitutionally grounded, and focused on practical co-governance.

To learn more about Musqueam partnerships and how the Nation communicates these developments directly to the public, their official statement on these agreements is a valuable primary source.

What This Means Going Forward

The signing of these three agreements between the Musqueam Band and the federal Liberal government is a defining moment in Indigenous reconciliation in BC. Whether viewed through the lens of constitutional law, resource management, or community investment, the deals signal that the relationship between BC First Nations and Canadian governments is entering a more structured, partnership-driven phase.

For residents and stakeholders across Metro Vancouver, the message from Musqueam leadership is clear: this is about partnership, not displacement. For those tracking land use, governance, and Indigenous economic development in BC, these agreements are worth following closely as implementation unfolds in the months and years ahead.

Jared Gibbons is a South Surrey and Langley-based real estate professional with a close eye on land use, community development, and the local factors that shape long-term property values across the Lower Mainland.

A South Surrey Condo Just Got More Accessible

A $10,000 price reduction has brought this 2 bedroom, 2 bathroom condo at 220 – 15735 Croydon Drive in South Surrey to a new asking price of $619,000 — and it's worth paying attention to. At 1,010 square feet with two parking stalls and a storage locker, this is the kind of unit that checks a lot of practical boxes in a market where value is harder to come by.

What the South Surrey Condo Market Looks Like Right Now

South Surrey real estate has remained one of the more resilient segments of the Metro Vancouver market. The area attracts a wide range of buyers — from young professionals priced out of Vancouver to downsizers who want to stay close to amenities without the upkeep of a detached home. Inventory in the South Surrey and White Rock corridor has been shifting, and competitively priced condos with strong fundamentals tend to move when the price aligns with buyer expectations. This adjustment does exactly that.

Why Buyers Are Drawn to This Part of South Surrey

Homes in South Surrey near the Croydon Drive corridor benefit from proximity to Morgan Crossing, Grandview Corners, and some of the best everyday conveniences in the Fraser Valley. Grocery stores, restaurants, medical services, and transit connections are all within easy reach. For buyers who want a low-maintenance lifestyle without sacrificing space or location, this pocket of South Surrey consistently delivers. The area also connects quickly to Highway 99, making commutes to Vancouver or across the border manageable.

What Makes This Unit Stand Out

Two bedrooms and two full bathrooms in a 1,010 square foot floor plan is a meaningful amount of space for a condo in this price range. The inclusion of two parking stalls is a genuine differentiator — most comparable units in the building and nearby developments come with one. Add a dedicated storage locker and you have a package that supports real day-to-day living rather than just a foot in the door. At $619,000, this is one of the more practical entry points into South Surrey condo ownership available right now.

Who This Property Is Ideal For

This type of unit tends to attract first-time buyers looking for a well-located property with room to grow, as well as investors who recognize the rental demand that exists in this corridor. Downsizers coming from larger detached homes in South Surrey or White Rock also find this kind of layout appealing — enough space to live comfortably, without the square footage that becomes a burden. The dual parking is particularly attractive for couples or anyone who needs two vehicles.

Local Expertise That Makes a Difference

Jared Gibbons has worked extensively in the South Surrey real estate market and brings a grounded understanding of what buyers are looking for and where pricing needs to land for a property to perform. When a price adjustment happens, it's rarely just a number, it's a signal. For buyers who've been watching South Surrey condos, this one deserves a closer look.

If you own property in Langley, South Surrey, or anywhere across the Fraser Valley, the 2026 BC provincial budget just changed the math on your investment. Quietly tucked inside a sweeping fiscal plan designed to shore up provincial revenues is a series of tax changes that will raise operating costs for landlords, increase carrying expenses for luxury and acreage owners, and reshape the economics of holding undeveloped residential land. Here is what you need to know — and what you should be doing about it right now.

What Services Will Now Have PST Applied?

Effective October 1, 2026, BC PST on real estate services will apply to a range of professional services that property owners and managers rely on every day. The 2026 BC budget real estate changes specifically target:

• BC property management PST — rental property management fees and strata management services

• PST on brokerage fees in BC — commissions related to buying and selling non-residential real estate

• Security services

• Accounting services

• Architectural, engineering and geoscience services — at a reduced rate of 2.1%

The standard rate is 7%. The BC government's justification is that BC currently has the narrowest sales tax base of any province that collects a provincial sales tax — and that most other provinces already tax professional services.

Unlike HST provinces, BC businesses and property owners cannot recover this cost through input tax credits. The PST is a hard, non-recoverable expense — one that flows directly into your operating budget starting this fall.

For investors exploring options in our Fraser Valley market, see our Langley Investment Properties and South Surrey Rental Properties pages for current listings.

How This Affects Landlords and Investors

The BC rental property tax increase is not limited to one line item — it is a stack of new costs arriving at once. As a landlord, virtually every third-party service you currently contract out will now carry an additional 7% charge. Consider the compounding effect:

• Your property management company's monthly fee? Add 7%.

• Your building's security contract? Add 7%.

• Annual accounting and bookkeeping fees? Add 7%.

• Any architectural or engineering work for renovations or maintenance? Add 2.1%.

This is how the 2026 BC budget affects real estate investors in real dollar terms: for a landlord spending $30,000 annually on property management, security and accounting combined, the new PST alone adds $2,100 in annual non-recoverable costs.

The question to ask yourself is whether your current rent structure and cap rate assumptions still hold. If operating costs are rising and rent increases are capped under the Residential Tenancy Act, the net operating income on your rental portfolio is compressing. This may be the right moment to review asset value and positioning.

Additional costs for BC landlords in 2026 also mean that multi-family properties with thin margins may need to be reassessed. Browse our current Multi-Family Listings and Pre-sale / Development Opportunities to understand what the market looks like right now.

School Tax Changes for Homes Over $3 Million

The second major change in the 2026 budget targets high-value properties. The BC school tax on homes over $3 million will increase substantially starting January 1, 2027.

Currently, residential properties assessed above $3 million are subject to a school tax surcharge of 0.2% on the portion of value up to $4 million, and 0.4% on the remainder above $4 million. Under the new rules:

• The rate on assessed value between $3M and $4M increases from 0.2% to 0.3%

• The rate on assessed value above $4M increases from 0.4% to 0.6%

For owners at the lower threshold, that translates to up to $999 more per year. For every $1 million of assessed value above $4 million, the additional annual tax exposure rises by $2,000. On a $6M property, that is roughly $5,000 in additional school tax annually versus today's rates.

BC luxury home property tax changes are not hypothetical — they take effect at the start of 2027, just over a year away. If you are holding a property in this range and considering your timeline, the window to act before these changes kick in is real.

View current Langley Luxury Homes and South Surrey Luxury Real Estate to explore your options.

What This Means for Luxury Acreage Owners

Owners of large acreage parcels — particularly those sitting on undeveloped or partially developed residential land — face a specific compounding risk under the 2026 budget. The BC school tax increase in 2027 applies to assessed value, not income-generating value. If you are holding raw land assessed above $3 million, you are paying a higher annual tax on an asset that may not be generating any income to offset it.

This matters a great deal in the Langley and South Surrey markets, where acreage assessed values have risen significantly over the past several years. Langley real estate taxes in 2026 are already a meaningful carrying cost — the 2027 school tax increase pushes that calculus further.

The provincial government has also changed how school property tax increases are calculated going forward. Instead of being tied to inflation plus new construction, increases will now track the three-year rolling average of nominal BC GDP growth. This means the tax base is designed to grow — not stabilize.

If you are holding undeveloped acreage at or near the $3M assessed value threshold, it is worth modeling your annual carrying cost trajectory over the next five years. The numbers may change your hold vs. sell decision significantly.

Explore our Langley Acreage for Sale listings and connect with us for a property-specific tax impact analysis.

Strategic Advice for Sellers in 2026–2027

These changes are not just background noise — they have direct implications for listing strategy, pricing, and timing. Here is how to think about them.

Pricing matters more than ever. As BC commercial real estate tax changes and residential carrying costs increase, buyer calculations are shifting. Properties priced at or near the top of market will face longer days on market as buyers factor in higher operating cost projections. Pricing sharply and correctly from day one is more important in this environment than in a rising-cost-of-waiting market.

Absorption rates matter. In a market where ownership costs are rising, absorption slows — meaning more competition among sellers for a smaller, more cost-sensitive buyer pool. Understanding current absorption rates in your submarket is essential context for any listing decision.

The school tax window is real. BC luxury home tax changes in 2027 are locked in pending formal adoption of the budget bill. If you own property above $3M and have been on the fence about timing, selling before January 1, 2027 means the buyer is acquiring under today's tax structure — which is a legitimate and honest part of the value narrative.

Holding undeveloped land is becoming more expensive. The combination of rising school taxes, non-recoverable PST on professional services, and a GDP-indexed future tax growth formula means the annual cost of sitting on undeveloped acreage will compound over time. If your development timeline has shifted or is uncertain, a hold vs. sell review is warranted.

For current data to inform your decision, view our latest Langley Real Estate Market Report and South Surrey Housing Update.

Final Thoughts: How to Position Yourself Properly

The 2026 BC budget real estate impacts are broader than a single headline. They represent a structural shift in the cost of owning, managing, and holding property in British Columbia. Whether you are a landlord managing a multi-family building in Langley, an investor holding acreage in South Surrey, or a luxury homeowner reassessing your portfolio — these changes affect your bottom line.

The right response is not panic, it is precision. Understanding exactly how much your costs are increasing, how your asset value holds up under new tax assumptions, and what your options look like in the current market is the foundation of a sound strategy.

That is the work we do with our clients. Not just listing property — but helping you understand the full financial picture so you can make the best decision for your situation.

Thinking about selling before Jan 2027 school tax adjustments? Let’s review your timing

Most homeowners I talk to have no idea that there are thousands of dollars in government rebates available to them right now — money that can go toward upgrading their windows, insulation, heating systems, and electrical. These programs exist, they're accessible, and in some cases, eligible homeowners don't even have to pay anything upfront.

The CleanBC Better Homes rebate program is one of the most useful tools available to BC homeowners today. Whether you're trying to lower your monthly energy bills, make your home more comfortable year-round, or get it ready to sell, these upgrades can make a real difference — and the rebates help offset a significant chunk of the cost.

The Biggest Rebates Available Right Now

The CleanBC program covers a wide range of home improvements. Here's a look at what's currently available:

Heat Pumps — Heat pumps are one of the most popular upgrades right now, and for good reason. They heat and cool your home efficiently, cutting energy costs significantly compared to older systems. Rebates on heat pump installations can reach into the thousands of dollars, making an already smart investment even more affordable.

Windows & Doors — Old, drafty windows are one of the biggest sources of heat loss in older BC homes. Upgrading to energy-efficient windows and doors improves comfort, reduces heating costs, and can qualify for substantial rebates depending on your situation.

Insulation — Upgrading insulation in walls, attics, or crawl spaces is one of the most cost-effective ways to improve a home's energy efficiency. Better insulation means your heating and cooling systems don't have to work as hard, which shows up quickly on your energy bills.

Electrical Upgrades — Some electrical panel upgrades and EV charger installations may also qualify for support through CleanBC programs, particularly as part of a broader home efficiency improvement project.

These aren't obscure programs buried in fine print — they're designed to be used, and many homeowners who qualify simply haven't applied yet.

Why This Matters If You're Thinking About Selling

If you're planning to list your home in the next one to two years, energy efficiency upgrades deserve a real spot in your pre-sale strategy. Here's why:

Today's buyers are more aware of energy costs than ever. A home with newer windows, a modern heat pump, and solid insulation signals lower ongoing costs — and that matters to buyers who are already stretched thin by mortgage rates. It's not just a nice-to-have; it's a tangible value differentiator.

Beyond buyer perception, these upgrades genuinely improve how a home shows. New windows brighten rooms and eliminate that drafty feeling buyers notice right away. A modern heating system looks good on a disclosure sheet. Better insulation means a home that holds its temperature, which buyers feel the moment they walk in on a cold day.

Lower utility costs are also increasingly part of how buyers assess affordability. If your home costs noticeably less to heat and cool than comparable listings, that's real money in a buyer's pocket every month — and it can support a stronger offer.

The bottom line: strategic upgrades before listing, especially when offset by rebates, can offer a strong return on a relatively modest out-of-pocket investment.

Real Example From a Local Homeowner

I want to share a recent experience that really illustrates how powerful these programs can be when everything lines up.

I recently worked with a client who owned a mobile home. Their household income was under $46,000 per year, which meant they qualified for the income-qualified rebates available through the CleanBC program. Through this stream of the program, they were able to access approximately $9,000 in total through the window and door rebates.

What made this especially impactful was how it worked financially: they did not have to pay upfront. The cost was built into the program and handled through an approved contractor, meaning the client got brand new, energy-efficient windows installed without needing to come up with thousands of dollars out of pocket.

The results were immediate. The home became noticeably warmer, drafts that had been a problem for years were gone, and heating costs dropped. Beyond comfort, the home received a significant physical upgrade — the kind of improvement that matters both to the homeowner living there now and to any future buyer.

This is exactly the kind of outcome these programs are designed to create, and it's a reminder that the opportunity is real — it just requires knowing it exists and taking the steps to apply.

Who Should Be Looking Into These Rebates

You don't need to be in a specific situation to benefit, but a few groups in particular should make this a priority:

Homeowners planning to sell in the next 6–24 months have the most to gain from acting now. There's often enough lead time to complete upgrades, receive rebates, and present an improved, energy-efficient home to buyers — a combination that can justify a higher asking price.

Owners of older homes and mobile homes tend to qualify more easily and have the most room for improvement. Older construction often means single-pane windows, minimal insulation, and aging heating systems — all of which are exactly what these programs are built to address.

Lower-income households may qualify for income-tested streams of the CleanBC program that offer deeper rebates or no-upfront-cost arrangements, like the example above. If your household income is under a certain threshold, it's absolutely worth exploring what's available.

Anyone already planning upgrades should look into rebates before signing a contract. If you're going to replace your windows or install a heat pump anyway, getting a significant portion of that cost covered by a rebate just makes the decision easier.

Thinking About Upgrading Before You Sell?

If you're planning to sell your home and want to know which upgrades are actually worth doing — and how to potentially offset the cost through programs like CleanBC — I'm happy to walk you through it.

As someone who has helped clients navigate these rebates and seen firsthand the difference they can make, I can help you figure out what buyers in your area are looking for and what improvements will carry the most weight when it comes time to list.

Feel free to reach out. No pressure — just a conversation about what makes sense for your home and your timeline.