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The proposed Redwood Heights development in South Surrey has sparked significant community debate and was recently sent back for revision by Surrey City Council. The controversial plan aims to shift land use designations from suburban to urban to allow 169 single-family lots near Redwood Park, but residents have raised serious concerns over density, safety, infrastructure, and environmental impact.

At a public hearing held April 14, many residents of Redwood Park Estates expressed opposition to the changes, which affect properties on 180 and 184 Street. Key objections included a lack of pedestrian infrastructure, traffic safety near Redwood Park, insufficient green buffers, and threats to local wetlands and wildlife. Over 200 signatures were collected in a petition against the proposal.

Additionally, Semiahmoo First Nation Coun. Joanne Charles voiced concern over the lack of Indigenous consultation, emphasizing the importance of dialogue under UNDRIP (United Nations Declaration on the Rights of Indigenous Peoples). Environmental impacts on Little Campbell River and sediment issues were also cited.

Supporters, however, pointed to potential benefits such as affordable housing, job growth in the nearby Campbell Heights industrial area, and alignment with provincial housing legislation Bill 44. That law redefines single-family zoning to allow small-scale multi-unit housing, mandating that municipalities comply.

Council has asked staff to re-evaluate the plan, with a particular focus on alternative buffer zones and pedestrian safety improvements, including potential crosswalk installations near Redwood Park.

This situation highlights the ongoing tension between urban growth and community values. If handled responsibly, the revised proposal could still bring benefits, including modern housing options and new services, but only if it respects the character of the neighbourhood and environmental sustainability.

To follow future updates or to view city planning documents, visit the City of Surrey Planning & Development page.

We’re excited to share that this beautifully updated 3-bedroom, 2-bathroom townhouse in Maple Ridge has been sold — and it didn’t last long on the market! Priced competitively and located in a family-friendly, pet-welcoming community, this home was the perfect match for first-time buyers and young families.

This nearly 1,100 sqft two-level unit offered unbeatable value. From the moment you walked in, the fresh renovations stood out: new flooring throughout, updated fixtures, and fully remodeled bathrooms made it move-in ready. The private fenced patio was ideal for outdoor relaxation or a safe space for pets and kids to play.

Located in a vibrant, convenient part of Maple Ridge, this home was just steps from public transit and within walking distance to Glenwood Elementary and Maple Ridge Secondary School. Shopping and recreation were less than a 5-minute drive, making daily errands and weekend plans incredibly easy.

What also made this townhouse special was its appeal to pet lovers, allowing up to 3 dogs, which is a rare feature in many townhouse complexes.

If you're currently searching for a similar property — or thinking about starting your homeownership journey — don’t hesitate to reach out to Jared Gibbons, a trusted real estate agent with over 10 years of experience helping families and buyers across the Lower Mainland. Jared can help you find the right property at the right price.

📞 Contact Jared Gibbons today and let him guide you toward your dream home.

Experience luxury living in the heart of Downtown Vancouver at 2703 – 58 Keefer Place. Perched high on the 27th floor of the prestigious Firenze building, this 2-bedroom, 2-bathroom condo offers breathtaking 180° views of the city skyline, North Shore mountains, and the sparkling waters of False Creek.

This move-in ready home features premium updates including luxury laminate flooring, stainless steel appliances, and a custom brick accent wall that adds unique character. Enjoy comfort and style in every corner of this well-designed space. A rare bonus storage locker and secure parking stall are also included.

Location is everything — and this home delivers. Step outside and you’re within walking distance of Rogers Arena, BC Place, and the vibrant Seawall for waterfront strolls or bike rides. Daily essentials are a breeze with Costco just down the block, and you're moments from SkyTrain access for easy commuting.

Families will appreciate proximity to Crosstown Elementary School and Andy Livingstone Park, a local favorite with sports courts and green space. For shopping and entertainment, explore International Village Mall or dine at local hotspots like Miku and Jam Café.

The Firenze building boasts first-class amenities including an indoor pool, hot tub, and fully-equipped gym — offering a resort-like lifestyle right at home.

This is a rare opportunity to own a spectacular condo in one of Vancouver’s most connected and desirable locations. Don’t miss out — contact Jared Gibbons today to schedule your private showing and learn more about this stunning downtown Vancouver condo.

Fraser Valley Housing Market Report – April 2025

The Fraser Valley real estate market in April 2025 presents both opportunities and insights for buyers and sellers. Despite varying market conditions, most areas continue to show healthy activity, particularly in popular price bands.

Here’s a city-by-city breakdown of benchmark prices, sales trends, and how much homes are selling for above or below the listing price, along with detailed commentary.

Surrey

Surrey’s market continues to show upward pressure on pricing for detached homes, with a benchmark price of $1,536,400, rising 3.1% month-over-month. Demand is strong in the $1.5M–$1.75M range, showing robust activity. For condos and townhomes, the benchmark price sits at $553,800, up 0.5% from March. The most active price band is $200K–$300K, indicating entry-level and investor demand.
Sales vs. List Price: Properties in both segments are selling around 2% below asking.

South Surrey / White Rock

This region continues to attract strong interest from detached home buyers, particularly in the $1M–$1.25M range where 44% of homes are selling. The benchmark price is $1,885,000, up 2.4% from March. For condos and townhomes, values increased by 1.1%, with a benchmark of $725,800. Overall, the market is stabilizing with modest gains.
Sales vs. List Price: Detached and strata homes are selling around 2% under asking.

Cloverdale

Cloverdale detached homes are in demand, especially in the $1M–$1.1M price range, with a 38% sales ratio. The benchmark price hit $1,588,100, up 2.7% month-over-month. Condos and townhomes saw similar momentum, increasing 2.3%, reaching $783,100. This area remains competitive with limited inventory.
Sales vs. List Price: Most properties are selling 1% below list price, indicating negotiation remains modest.

Langley

Langley’s detached homes are thriving in the $900K–$1M range with a 38% sales ratio, and the benchmark price is $1,589,400, reflecting a 2.3% monthly increase. Condos and townhomes are also climbing, up 1.7% to $639,400. Langley remains attractive for families and investors alike.
Sales vs. List Price: Homes are generally selling 2% below asking price.

Abbotsford

In Abbotsford, detached homes saw a 2.2% rise, reaching a benchmark of $1,178,600, with the most activity in the $800K–$900K range. Condos and townhomes increased to $471,300, up 1.2% from March. Strong local demand continues to push the market gradually upward.
Sales vs. List Price: Most properties are selling 1–2% under list.

Mission

Mission continues to offer good value for buyers, with the benchmark price for detached homes at $976,200, rising 2.1%, and strongest activity in the $800K–$900K band. Condos and townhomes followed closely, up 1.5% to $469,000.
Sales vs. List Price: Homes are trading at approximately 1% below asking.

Delta

Delta experienced a 2.5% increase in detached home prices, now sitting at a benchmark of $1,453,100. The $1.25M–$1.5M range was most active with a 33% sales ratio. Condos and townhomes saw a smaller gain of 0.8%, reaching $665,100.
Sales vs. List Price: Detached and attached properties in Delta are generally selling at or just under list price.

Buyers across the Fraser Valley continue to benefit from stable inventory and competitive pricing. Whether you're looking in Surrey, Langley, Cloverdale, or Abbotsford, understanding your local market's active price band and negotiation trends is key to making a smart investment in 2025.

If you're in the market for a new home or investment opportunity, contact Jared Gibbons, a trusted real estate agent with over 10 years of experience. Jared will help you find exactly what you're looking for, whether it's your dream home or a smart investment.

📌 Sources and More Information:

• Fraser Valley Real Estate Board – Market Statistics

• MLS® Home Price Index – CREA

By Jared Gibbons – Top South Surrey Realtor

Transferring a principal residence in South Surrey or anywhere in British Columbia can be more affordable than you think—especially when the property is transferred between related individuals. Many people don’t realize they may qualify for a full or partial property transfer tax exemption under specific conditions. If you're navigating an inheritance, transferring property through a trust, or gifting a home to a family member, understanding these rules could save you thousands.

As a trusted South Surrey realtor, I often work with families looking to transfer property to children, settle estates, or inherit family homes—and proper guidance makes a big difference. Let’s break it down.

✅ What Qualifies as a Principal Residence in BC?

A principal residence is a property that:

• Is classified as residential by BC Assessment

• Is built for three families or fewer

• Sits on land 0.5 hectares (1.24 acres) or less

• Has been lived in by either the transferor or transferee as their main home

You can only have one principal residence at a time, and the transfer must be between related individuals for the property transfer tax exemption to apply.

💯 Full Property Transfer Tax Exemption

If you're a Canadian citizen or permanent resident, and you're receiving a principal residence from a related family member, you may qualify for a full exemption—no tax owed.

You qualify if:

• The home has been a principal residence for at least six months before transfer

• The transferor is not a trustee

• You and the transferor are related individuals

To claim this, use Exemption 05 – Related Individual – Principal Residence on your tax return.

🏡 Transferring Through an Estate or Trust

If the principal residence is being transferred through a trustee or a deceased estate, you can still qualify for a full exemption, if:

• The home was lived in by the deceased or the transferee for at least six months

• The transferee is a beneficiary of the estate or trust

• You are related to the deceased

SelectExemption 40 – Related Individual – Deceased Estate or Exemption 41 – Principal Residence - Trust based on the situation.

As a local South Surrey real estate expert, I can help guide families through estate-related transfers with care and clarity.

🧮 Partial Exemptions: When the Property Is Too Large or Mixed-Use

If your principal residence:

• Is larger than 0.5 hectares

• Or includes non-residential improvements (e.g., workshops, commercial units)

You may qualify for a partial exemption. The formula used subtracts the non-residential value and prorates the land over 0.5 hectares. This can significantly reduce the property transfer tax payable.

📊 Real-Life Examples

Here’s how a partial exemption works:

Example: You acquire a $700,000 property on 2 hectares. Only 0.5 hectares qualify for exemption, and the home improvements are valued at $200,000. Based on this, you could get a $6,500 exemption, reducing your tax bill to $5,500 instead of $12,000.

Estate example: A family home in South Surrey is passed down from a parent to their children. If the home was a principal residence and the criteria above are met, each recipient could claim a full or part exemption, depending on their share and relationship.

👨‍👩‍👧 Family Transfers in South Surrey Real Estate

As a top South Surrey realtor, I regularly help clients:

• Transfer property between family members

• Avoid unnecessary property transfer tax

• Navigate trust and estate transfers

• Buy family homes with tax-smart strategies

Whether you're passing down the family home or acquiring it through inheritance or a trust, it’s important to work with a real estate expert familiar with BC’s Property Transfer Tax Act.

💬 Final Thoughts: Avoiding Property Transfer Tax the Right Way

Understanding how to transfer your principal residence in South Surrey (or anywhere in BC) without triggering tax is key to protecting family wealth. If you’re considering passing on a home, navigating an estate, or receiving property through a trust, reach out to me directly.

I'm Jared Gibbons, your go-to South Surrey realtor, here to help you make informed decisions and avoid costly mistakes in real estate.

📞 Contact Jared Gibbons – Top 1% South Surrey Realtor
🌐 www.jaredgibbons.ca
📍 Helping families with property transfer tax exemptions, estate sales, and real estate in South Surrey & beyond.

We’re excited to announce the sale of #8 5536 Vedder Road, Sardis, a move-in-ready townhome nestled in one of Chilliwack’s most sought-after neighbourhoods—Vedder Crossing. This home offered a perfect blend of convenience, comfort, and modern updates, making it a standout for families and investors alike.

Only a short walk to Garrison Plaza and the Vedder River Rotary Trail, residents here enjoy easy access to nature, shopping, and lifestyle amenities. Love your morning coffee? Starbucks is just steps away!

Inside, the main floor features a spacious open-concept layout with an upgraded kitchen, plentiful counter space, and pantry storage. The cozy dining and living areas are ideal for entertaining, and the large fenced yard and patio make the perfect play space for kids or pets.

Upstairs, you'll find a generously sized primary bedroom with walk-in closet and ensuite, plus two additional bedrooms and a full bathroom. Recent upgrades include a high-efficiency furnace, A/C, and hot water tank, providing year-round comfort and peace of mind.

Families love the proximity to local schools such as Vedder Elementary, GW Graham Secondary, and numerous parks including Watson Glen Park. Outdoor enthusiasts will appreciate being just minutes from Cultus Lake and some of the best trails in the region.

Looking for Something Similar?

If you're in the market for a home in Vedder Crossing, Sardis, or the greater Chilliwack area, contact Jared Gibbons. With over 10 years of real estate experience, Jared will help you find exactly what you're looking for—whether you're buying your first home, upgrading, or investing.

📞 Reach out today to explore your options and take the next step toward your dream property.

If you’re searching for unbeatable value in the heart of Maple Ridge, Unit 25 - 21555 Dewdney Trunk Road deserves your attention. This beautifully renovated 3-bedroom, 2-bathroom townhouse is the best priced home of its kind in the area, offering nearly 1,100 sq ft of thoughtfully designed living space across two levels.

Perfect for young families, first-time buyers, or those seeking a clean, modern, and budget-friendly home, this property is nestled in a pet- and family-friendly neighborhood that allows up to 3 dogs—a rare find!

Step inside to appreciate the recent upgrades including brand-new flooring throughout, updated light fixtures, fully renovated bathrooms, and energy-efficient windows. The private fenced patio is ideal for entertaining, kids, or pets to safely enjoy the outdoors.

This home is all about location and lifestyle. It’s a short walk to Glenwood Elementary and Maple Ridge Secondary School, making the morning school run a breeze. Commuters will love the proximity to public transit, just steps away. For shopping and errands, you’re only a 5-minute drive from Haney Place Mall and the conveniences of Save-On-Foods.

On weekends, enjoy family time at Memorial Peace Park, catch a show at The ACT Arts Centre, or dine at local favorites like Big Feast Bistro and GM Restaurant.

Don't miss this rare opportunity to own a renovated home in an unbeatable location—all at the best price in Maple Ridge.

📞 Contact Jared Gibbons today for more information or to schedule your private showing. This one won’t last long!

We’re excited to announce that 4543 Saddlehorn Crescent in the coveted Salmon River area of Langley has officially SOLD! Nestled on a tranquil crescent, this beautifully crafted custom home designed by Su Casa Design offered a rare blend of luxury, function, and rural serenity.

From the moment you entered, the vaulted ceilings, warm hickory floors, and oversized windows welcomed you with a sense of grandeur and light. The chef’s kitchen was a standout feature, complete with Thermador appliances, a custom Cambria Quartz island, and a full pantry – perfect for hosting and everyday living.

The main-level primary bedroom offered ensuite comfort, while the upstairs included two additional bedrooms and a spacious bonus room over the garage. The finished basement provided extra flexibility for a rec room or family gatherings. The south-facing backyard backed onto a quiet ravine, offering both privacy and nature views. Additional perks included RV parking with full hookups and a whole-house generator.

This peaceful enclave of Langley’s Salmon River is known for its sense of community and proximity to great amenities:

• 📚 Nearby schools: North Otter Elementary School and D.W. Poppy Secondary School

• 🌳 Parks: Williams Park offers scenic trails and picnic spots

• 🛍️ Shopping: Willowbrook Shopping Centre is just a short drive away for all retail and dining needs

• 🎳 Entertainment: Langley Sportsplex provides family-friendly fun with skating, hockey, and more

If you're thinking of buying or selling in Langley or the Fraser Valley, this sale is proof of how expert marketing and local knowledge can make all the difference.

📩 Contact Jared Gibbons for more information on available homes in Salmon River or to find out what your home could be worth today!