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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.

The 2026 Speculation and Vacancy Tax (SVT) changes continue to shape real estate decisions across South Surrey, Langley, and the Fraser Valley. As expanded taxation zones and updated rates come into effect, homeowners, investors, and part-time property owners must understand how these rules may impact rental use, reporting obligations, and long-term carrying costs.

For properties left vacant or under-utilized, the tax can significantly increase annual ownership expenses. At the same time, the Fraser Valley real estate market remains strong, with continued demand for housing and rental properties. This creates both challenges and opportunities for buyers, sellers, and investors who plan strategically.

Communities such as Grandview, Willoughby, Clayton Heights, Brookswood, and Murrayville continue to attract strong investor interest, but updated taxation policies may shift buying patterns toward income-producing properties and rental-friendly homes. Understanding exemptions, deadlines, and compliance expectations is essential for protecting property value and avoiding unnecessary penalties.

What Is the Speculation and Vacancy Tax in BC?

The Speculation and Vacancy Tax was introduced by the Government of British Columbia to reduce the number of empty homes and increase housing availability. The tax targets properties that are not used as a principal residence or are not rented out for a sufficient portion of the year.

It applies in key urban and high-demand areas across the province, including parts of South Surrey, Langley, and surrounding Fraser Valley communities. The goal is to encourage owners to rent out underused homes and discourage speculative ownership that limits available housing supply.

For local property owners, this means planning ahead. If a home sits vacant or is only occasionally occupied, it may be subject to the tax unless it qualifies for an exemption.

2026 Speculation Tax Rates Explained

Beginning with the 2026 tax year, updated rates will apply based on residency status and income classification.

Foreign owners and untaxed worldwide earners:
3% of the property’s assessed value

Canadian citizens and permanent residents (not untaxed worldwide earners):
1% of the property’s assessed value

To understand the real impact, consider these examples:

• $900,000 property → 1% = $9,000 per year

• $1,200,000 property → 1% = $12,000 per year

• $1,200,000 property → 3% = $36,000 per year

For investors or owners holding secondary properties, these additional costs can influence whether it makes sense to rent, sell, or reposition a property.

These changes apply to the 2026 tax year, with payments due in July 2027.

Who Pays the Speculation Tax in South Surrey & Langley?

The tax primarily affects:

• Owners of second homes

• Investors holding vacant properties

• Foreign buyers

• Owners who live outside Canada part of the year

• Properties that are not rented long enough to qualify for exemptions

In areas like South Surrey and Langley, where there are many investment properties, presales, and secondary homes, some owners may find themselves newly affected by the expanded rules.

Who Is Exempt From the Speculation Tax?

Many property owners qualify for exemptions if their home meets certain conditions.

Common exemptions include:

• The property is your principal residence

• The home is rented for at least 6 months of the year (in monthly increments)

• The property was inherited

• Major renovations are underway

• You are in medical care or a long-term care facility

• You relocated for work

• Ownership changed due to separation or life events

Because each situation is unique, understanding which exemptions apply is one of the most important steps in avoiding penalties.

What If You Co-Own a Property?

Shared ownership situations can become more complex under the speculation tax rules.

If a property is owned by multiple individuals, corporations, or trusts, the tax owed may depend on the status of each owner. In some cases, if one owner is classified differently (such as a foreign national), the higher tax rate may apply to the entire ownership structure.

This makes it especially important for investors and families who co-own properties to understand how their ownership structure affects taxation.

Speculation Tax Deadlines & Timeline

Understanding the timeline helps avoid missed deadlines and penalties.

• Tax Year: January 1 to December 31

• Declaration Deadline: March of the following year

• Payment Due: Early July following the tax year

For example, taxes for the 2026 year would typically be declared in early 2027 and paid by July 2027.

How the Speculation Tax Is Affecting the Local Market

The updated tax rules are already influencing real estate decisions across South Surrey and Langley.

Some trends include:

• More investors choosing to rent out properties

• Increased interest in income-producing homes

• Some owners selling secondary properties

• Stronger demand for rental-friendly homes with suites

In neighbourhoods like Grandview, Willoughby, Clayton Heights, and Brookswood, properties that generate rental income may become even more attractive to buyers looking to offset carrying costs.

South Surrey vs Langley: Where the Impact Is Strongest

South Surrey has historically seen strong investor activity, second homes, and part-time residences. This means the speculation tax may have a greater impact on owners holding unused or seasonal properties.

Langley, on the other hand, has a high concentration of family homes, townhomes, and properties with rental suites. These types of homes often qualify for exemptions more easily when rented, which can help owners manage tax exposure.

This difference may influence where investors choose to buy moving forward, with more focus on properties that support long-term rental income.

What This Means for Buyers, Sellers & Investors

For homeowners with secondary properties or vacation homes, increased tax rates could raise annual ownership costs and influence long-term decisions.

For investors, the tax may encourage:

• Purchasing homes with rental potential

• Adding basement suites

• Holding income-producing properties

• Selling underutilized homes

For buyers, these policy changes could increase available inventory as some owners choose to sell rather than hold vacant properties.

What Property Owners Should Do Before 2026

Planning ahead is key. Owners should consider:

• Renting out underused properties

• Reviewing exemption eligibility

• Evaluating long-term holding costs

• Considering whether to sell, hold, or reinvest

Small strategic decisions today can help avoid large tax expenses in the future.

Speculation Tax FAQ

Do I pay speculation tax if I rent my home?
If the home is rented for at least six months of the year in monthly increments, it may qualify for an exemption.

Do I pay if it’s my main home?
Principal residences are typically exempt.

What if I just bought a presale?
Rules vary depending on occupancy and completion timing.

What if the home is under renovation?
Major renovations may qualify for exemption, depending on the situation.

Need Help Understanding How This Affects Your Property?

If you own a second home, investment property, or vacant property in South Surrey or Langley, the 2026 speculation tax could affect your long-term strategy and carrying costs.

Understanding your options early — whether renting, selling, or repositioning your investment — can help you stay compliant while protecting your property’s value.

If you're unsure whether your property qualifies for an exemption or how these changes might affect your plans, reach out for guidance tailored to your situation and the local market.

January is traditionally a quieter month for real estate — but this January told a clear story across the Fraser Valley. Inventory is climbing in nearly every area, sales volumes dipped compared to December, and prices softened in most detached markets. For buyers, the landscape is opening up. For sellers, pricing strategy matters more than ever.

Surrey

Surrey saw a noticeable shift this month. Inventory grew steadily in both detached and attached categories, giving buyers meaningfully more options than they had in December. On the sales side, the number of homes that actually sold dropped sharply for detached houses — a clear sign that buyers are taking their time. Detached sale prices pulled back, while price per square foot held relatively close to where it was. Condos and townhomes told a similar story: more listings, fewer sales, and a modest softening on price. Days on market stretched a bit for attached homes, though detached homes actually moved a little faster. Overall, Surrey is firmly in buyers' territory right now.

145 2853 Helc Place

South Surrey/White Rock

South Surrey and White Rock stood out this month for one reason: detached prices barely moved. While most of the Fraser Valley saw price softening, this area held remarkably steady — a sign of sustained demand at the higher end. That said, inventory still crept up and sales volume dipped slightly. The one flag to watch is days on market for detached homes, which stretched considerably month over month. The attached market saw a bit more movement in pricing, with sale prices actually ticking up, though sales volume still dropped. A nuanced market — stable pricing, but buyers are in less of a hurry.

North Delta

North Delta quietly added more listings while sales volume dropped for detached homes. Prices and price per square foot both edged down slightly, and days on market stretched a bit — a classic cooling pattern. The attached market here is small, so the numbers can swing more dramatically, but the overall read is consistent: more supply, less urgency from buyers. List-to-sale ratios stayed stable, which suggests sellers aren't having to slash prices dramatically — they just need a bit more patience. A steady, buyer-friendly environment.

Cloverdale

Cloverdale was one of the brighter spots this month. Detached sale prices actually ticked up, and homes were selling faster than in December — a rare counter-trend in the Fraser Valley right now. Inventory still grew, but the attached market saw the biggest jump in new listings of any area we're tracking. Attached prices softened slightly, but list-to-sale ratios stayed very healthy. Cloverdale is reading as the most balanced market in the region — neither strongly favoring buyers nor sellers, just steady, well-priced activity.

309 27215 Aldergrove Town Centre Drive

Langley

Langley posted a meaningful jump in detached sale prices this month, making it one of only a couple of areas where prices actually moved up. Price per square foot followed suit. Sales volume did drop, and days on market stretched — so the price increase likely reflects the mix of homes that sold rather than a broad surge in demand. The attached market cooled more noticeably, with prices and price per square foot both dipping. Inventory grew across the board. Langley sits comfortably in balanced territory, with detached holding its value well and attached needing a little more attention from sellers on pricing.

Abbotsford

Abbotsford saw the sharpest price corrections in the Fraser Valley this month — both detached and attached sale prices pulled back more than anywhere else we track. Sales volume dropped significantly for detached homes, and days on market stretched. The attached market followed a similar pattern, with prices and price per square foot both coming down and list-to-sale ratios dipping below where they were in December. Inventory grew in both categories. The message here is clear: if you're selling in Abbotsford right now, pricing needs to be sharp. Buyers have options and they know it.

Mission

Mission was quietly one of the stronger performers this month. Detached sales actually increased — one of only two areas where that happened — and days on market dropped dramatically, meaning homes are moving faster. Detached prices held essentially flat, and list-to-sale ratios hit their strongest point in a while. Price per square foot ticked up noticeably. The attached market is thin here, so the numbers are harder to read, but the detached story is encouraging. Mission looks like a solid, well-balanced market heading into the spring.

Ready to make your move?

Whether you're buying or selling in the Fraser Valley, having the right guide makes all the difference. Let's talk.
Contact Jared Gibbons
6049281361

If you live in South Surrey or White Rock — or you're watching the area's rapid growth — there is one piece of news that deserves your full attention. Surrey Mayor Brenda Locke has confirmed that South Surrey is next in line for a brand-new, three-sheet ice sports facility, and the implications stretch far beyond the hockey rink.

Coming on the heels of the wildly successful $132-million Cloverdale Sport & Ice Complex, the City of Surrey is turning its focus squarely to the south end of the city. For the thousands of families, young athletes, and residents who call South Surrey and White Rock home, this announcement signals something bigger: a serious, long-term investment in community infrastructure, active living, and the kind of family-friendly amenities that make a neighbourhood truly desirable.

A City That Never Stops Building

Surrey BC is one of the fastest-growing cities in British Columbia, and its sports infrastructure is finally catching up. The Cloverdale Sport & Ice Complex — a stunning 95,000-square-foot facility with two NHL-sized sheets of ice — officially opened in late October 2025 after years of planning and construction. The arena cost $132 million in total, with the province contributing $70.2 million through its Growing Communities Fund.

But even before the Cloverdale ribbon was cut, the city was already signalling its next move. Mayor Locke made the intention clear at the opening ceremony, telling attendees that the demand for ice time in Surrey is, in her words, "insatiable." A city of families needs places where kids can lace up their first pair of skates, where figure skaters can train closer to home, and where hockey tournaments can fill local hotels and put energy into the community.

What the South Surrey Ice Sports Complex Will Look Like

While the full design plans for the South Surrey facility are still in development, the city has indicated that the new ice sports complex will follow a similar blueprint to the Cloverdale model — scaled for the needs of the South Surrey and White Rock communities. Here is what residents can expect based on the city's announced direction:

The facility is expected to include dressing rooms, skate rental services, multipurpose community spaces, EV charging in the parking area, and a range of dry-floor programming during the warmer months — things like lacrosse and ball hockey — to keep the complex active and useful all year long.

Why South Surrey Hockey Has Been Waiting for This

For anyone connected to youth hockey in this part of Surrey, the announcement feels long overdue. The Semiahmoo Ravens Hockey Association — one of the oldest and most respected minor hockey programs in the region — has been based in the South Surrey and White Rock area since 1966. With over 1,000 registered players, 60-plus teams, and more than 2,000 families involved, the Ravens are one of the pillars of community sport here.

But here's the challenge: the Ravens' home arenas — South Surrey Arena and Centennial Arena — simply cannot accommodate the volume of teams and ice time the association needs. Players have long had to rotate through multiple facilities, some of them outside the immediate area. A dedicated, modern three-sheet ice sports complex in South Surrey would be transformative for the Ravens and every other local hockey, figure skating, and skating program in the region.

The new ice sports infrastructure in South Surrey won't just give the Ravens a proper home — it will support the growth of figure skating clubs, public skating programs, and youth sports opportunities across the entire peninsula.

More Than Hockey: A Community Hub

Ice rinks have a way of becoming more than just places to play hockey. The Cloverdale Sport & Ice Complex — already open and buzzing — is a perfect example. It hosts synchronized skating clubs, junior hockey teams, public lessons, and community gatherings. It is, as city officials have described it, a hub where families connect, young athletes grow, and the community comes together.

The same vision applies to the planned South Surrey facility. For a community that already prides itself on family-friendly neighbourhood amenities, active lifestyle choices, and strong community engagement, an ice sports complex is a natural and powerful addition. It rounds out the portfolio of recreation facilities that make South Surrey and White Rock such an appealing place to live.

Youth sports opportunities are one of the key reasons families choose this area — alongside excellent schools, coastal access, and the kind of tight-knit community feel that larger cities often struggle to maintain. A world-class ice sports complex fits right into that story.

What This Means for South Surrey Real Estate

South Surrey is already one of the most sought-after areas in the Fraser Valley — upscale neighbourhoods, beach access, strong schools. A major ice sports complex adds another layer, especially for families with young athletes who weigh amenities heavily when choosing where to buy.

The Fraser Valley market has been quieter recently — benchmark prices closed 2025 down roughly six percent year-over-year. In that context, investments like this are a strong signal of confidence in a neighbourhood's future, and a concrete reason for buyers to take a closer look at South Surrey.

What to Watch For

The South Surrey facility is still in planning, but it's part of a bigger wave — Surrey now has the North Surrey Sport & Ice Complex, the new Cloverdale complex (with a third sheet coming in 2027), and the proposed 10,000-seat Surrey City Centre Arena. The political will is there, the precedent is set, and South Surrey is clearly next. Keep an eye on City of Surrey council updates for timelines and public consultation.

Whether you're a hockey parent, a figure skater, a real estate buyer, or simply someone who cares about the future of South Surrey and White Rock — this is a story worth following closely. Got questions about what this means for your property or the area? Reach out to Jared Gibbons — your local South Surrey realtor.

Langley Township has granted preliminary rezoning approval to a film production facility in south Aldergrove. The Aldergrove rezoning approval allows Wildcoast Productions to continue operating its film studio on a longer-term basis, supporting growth in the Fraser Valley's entertainment sector.

4.5-Acre Film Studio Gets Green Light on 264 Street

The Langley Township rezoning decision received unanimous council support, with three readings approved for a bylaw amendment affecting a property in the 1000 block of 264 Street. The film studio development Langley will permit 4.5 acres of the 24.4-acre site to be designated for production use.

This film studio Aldergrove BC facility has been operating for several years under temporary permission from the Agricultural Land Commission. The main production area features a converted indoor riding arena, with two additional sets—"The Mansion" and "Western Town"—currently inactive.

The Aldergrove film studio benefits from a strategic location east of 196 Street, which qualifies productions for enhanced provincial tax credits designed to expand Vancouver's entertainment industry into the Fraser Valley.

How Film Production Brings Jobs and Tax Revenue to Aldergrove

This Aldergrove commercial development represents significant economic opportunities for the community. Film production facilities create diverse employment, from technical crew positions to catering, security, and hospitality roles.

Langley economic development officials have recognized the value of attracting film and television productions. The region already hosts multiple filming locations, including the Martini Town back lot on 272 Street, with each facility contributing through job creation and support services.

For Aldergrove, having an established film studio brings cultural recognition and attracts location scouts and production companies. The provincial tax credit system incentivizing filming east of the Langley-Surrey border has effectively distributed entertainment industry benefits throughout the region, creating sustained economic activity.

What Film Studios Mean for Aldergrove Property Values and Rentals

The approval of this film studio Aldergrove BC facility may create ripple effects on local real estate. Production crews often require temporary housing during filming, which could benefit the rental market and encourage development of flexible accommodation options.

The impact on Aldergrove real estate could extend to commercial properties. Businesses providing services to the film industry may seek spaces near production facilities, potentially increasing occupancy rates and commercial property values.

Residential real estate may benefit indirectly as well. As Langley's film sector grows, Aldergrove's affordable housing compared to Vancouver could attract entertainment industry workers and their families.

What This Means for the Future of Aldergrove and Langley

The Aldergrove rezoning approval signals Langley Township's commitment to fostering diverse economic development. By approving this film studio development Langley, council has recognized the entertainment industry as a viable economic pillar alongside traditional sectors.

This decision reinforces Aldergrove's role as a regional hub for film production in the Fraser Valley. As more productions discover the benefits of filming here—including tax incentives and established infrastructure—the area may see additional investment in production facilities and related businesses.

Wondering how this film studio approval could affect your property investment or home value? Economic developments like new commercial facilities often create ripple effects throughout local real estate markets. If you're curious about buying, selling, or investing in Aldergrove as the area continues to grow, reach out to Jared Gibbons for insights on emerging opportunities and market trends in Langley Township.

Surrey Council has given third reading approval to an exciting new residential project in the sought-after Morgan Creek neighbourhood. The development, planned for 3375 Morgan Creek Way and 15711 32 Avenue, will bring 82 townhouses and 119 apartment units across two four-storey buildings to this well-established South Surrey community.

How Morgan Creek Has Changed Over Three Decades

The Morgan Creek area has evolved significantly since its inception in the 1990s. What began as a golf course community in a relatively remote location has transformed into one of South Surrey's most desirable residential areas. Today's market demands reflect the changing needs of long-time residents who are looking to downsize while remaining within their established community network.

What's Driving Demand in This South Surrey Neighbourhood

Current demand in this neighbourhood centers on two specific property types. Families transitioning from single-family homes are seeking spacious townhouses that offer reduced maintenance without sacrificing living space. Meanwhile, retirees and frequent travelers are prioritizing turnkey, single-level condominium units that eliminate the burden of exterior upkeep and provide lock-and-go convenience.

Why Residents Actually Want This Development

The Morgan Creek development represents a thoughtful response to genuine community demand. According to representatives from Morgan Creek Holdings Inc., the project emerged from extensive consultation with area residents. Ten voluntary open houses and numerous informal meetings revealed a clear pattern: original homeowners who moved to the area three decades ago want options for aging in place without leaving their established social connections and familiar surroundings.

Golf Course Living Continues to Attract Buyers

Properties in golf course communities like Morgan Creek consistently attract strong buyer interest due to their combination of recreational amenities, mature landscaping, and established neighbourhood character. The addition of low-maintenance housing options expands the market appeal to demographics that value community continuity alongside reduced property responsibilities. This development type serves empty-nesters, active retirees, and professionals who appreciate the balance between space and convenience.

Helping Clients Navigate South Surrey's Evolving Communities

Understanding the Brookswood housing market and surrounding South Surrey communities requires insight into evolving demographic trends and buyer preferences. As neighbourhoods mature, successful real estate strategies recognize the importance of housing diversity that allows residents to transition through different life stages without relocating.

Looking for insight on how new developments affect homes in Langley and South Surrey? Jared Gibbons offers local expertise to help buyers and sellers navigate evolving neighbourhoods with confidence.

Family Day is just around the corner, and Surrey is rolling out the red carpet with an incredible lineup of activities that won't break the bank. This year's celebration falls on Monday, February 16, and the city has planned a spectacular weekend filled with entertainment, culture, and quality family time.

Whether you're a longtime resident or considering making Surrey your home, this vibrant city proves once again why it's one of BC's most family-friendly communities.

Kick Off the Weekend with a Dance Party

Get the festivities started early with the Galentine's Disco Ball on February 13 from 7:00-10:30pm at Clayton Community Centre's Performing Arts Studio. This all-ages celebration features DJ Kookum spinning hip hop, dance, and club favorites, complete with live dance performances by Sierra Baker.

Expect a fun, high-energy atmosphere with lights, a disco ball, and cocktails and mocktails available. The event even includes an adults-only lounge and wraps up before midnight, making it an easy night out with friends and family.

Free Recreation Centre Activities All Weekend

Surrey's recreation facilities are opening their doors with complimentary activities throughout the holiday weekend. South Surrey Recreation and Arts Centre hosts activities on February 14 from 10:00am-12:00pm, featuring family-friendly sports, arts and crafts, bouncy castles, and a Family Zumba session at 10:40am.

Newton Recreation Centre welcomes families on February 14 from 10:45am-1:45pm with open gym access for family badminton, arts and crafts in Room 2, and two Family Zumba class times (10:45-11:45am and 12:45-1:45pm).

On Family Day itself, February 16, drop by Guildford Recreation Centre (10am-2pm), Fraser Heights Recreation Centre (12-3pm), Bridgeview Community Centre (1-3pm), or Cloverdale Recreation Centre (1-4pm) for free activities including bouncy castles, face painting, DIY crafts, and family sports.

Cultural Heritage and Indigenous Learning

Historic Stewart Farm offers a delightful journey back in time on February 16 from 12-4pm. Experience Victorian traditions through interactive food activities—taste apple loaf, try peeling apples the old-fashioned way, and watch apple sauce being made in the authentic farmhouse kitchen.

Get creative with apple and vegetable painting in Stewart Hall, then head to the barn for a family scavenger hunt. For those interested in Indigenous culture, Totest Aleng: Indigenous Learning House presents educational programming on February 16 from 12-4pm, exploring Coast Salish food traditions and harvesting methods with hands-on activities like Hul'q'umín'um' Food Bingo and miniature fish trap building.

Museums, Libraries, and Creative Fun

The Museum of Surrey joins the celebration on February 14 from 1-4pm with free activities including board games, creative stations, face painting, family caricature portraits, and complimentary hot chocolate. Don't miss the chance to snap a photo with Raj the Raccoon!

Surrey Libraries at Clayton invites families on February 14 from 2:30-4:00pm for board games, LEGO building sessions, and other engaging activities. Clayton Community Centre also hosts an afternoon celebration on February 14 from 1-4pm with free gym activities, Visual Arts Studio sessions, and a special Surrey SPARK Stages presentation of "Somebody Loves You, Mr. Hatch"—a heartwarming Valentine-themed puppet play.

Self-Guided Adventures Throughout Surrey

For families who prefer to create their own adventure, Surrey offers countless free options. Explore over 100 kilometers of nature trails perfect for winter walks and wildlife spotting. Surrey's location along the South Fraser Bird Trail makes it ideal for birdwatching, with more than 200 unique bird species to discover.

Take a self-guided tour of Surrey's public art installations using the interactive Surrey Arts & Culture Map, featuring everything from mosaics to contemporary illuminated sculptures. Visit one of Surrey's many playgrounds, enjoy drop-in swimming, play tennis or pickleball, or explore your family history through Surrey Libraries' extensive genealogy collection.

Why Surrey is the Perfect Place to Call Home

This impressive array of Family Day programming reflects Surrey's commitment to creating a vibrant, inclusive community where families can thrive. The city's investment in accessible, affordable recreational activities demonstrates why it continues to attract families looking for an exceptional quality of life.

With its extensive park system covering over 6,000 acres of green space, world-class recreation facilities, rich cultural programming, and strong sense of community, Surrey offers everything modern families need. The combination of urban amenities and natural beauty, coupled with diverse neighborhoods and excellent schools, makes Surrey an increasingly popular choice for families seeking their ideal home in the Lower Mainland.

Discover Your Perfect Surrey Home

Whether you're drawn to Surrey for its family-friendly events, outstanding amenities, or welcoming community spirit, there's never been a better time to explore what this dynamic city has to offer.

For more information about properties in this area, contact Jared Gibbons at (604) 928-1361.

The City of Surrey has approved a contract to build a new 20 Avenue overpass above Highway 99. Construction is scheduled to begin in early 2026.

Right now, 20 Avenue does not cross Highway 99. The road stops on both sides of the highway, which means there is no direct east-west connection in this area.

Why This Overpass Matters

The new overpass will finally connect neighbourhoods on both sides of Highway 99. This will make everyday travel easier and reduce pressure on nearby crossings.

While it improves access, this project is not a highway interchange. There will be no on-ramps or off-ramps to Highway 99.

Overpass Design Highlights

• Four vehicle lanes, two in each direction

• Multi-use path for pedestrians and cyclists

• New traffic signals and street lighting

• Safer and more efficient local connections

Road Improvements Around 20 Avenue

To match the new overpass, 20 Avenue will be widened to four lanes near the highway. These upgrades will improve traffic flow and safety.

New turning lanes, traffic signals, and streetlights will also be added. A new water main crossing is included as part of the work.

Temporary Road Changes During Construction

Croydon Drive will close once construction begins. A new road alignment will be built to keep local traffic moving.

This work will move forward once the City secures the required land for construction.

Project Cost and Timeline

City Council approved a 28.75 million construction contract. Most of the funding comes from development fees, not property taxes.

Construction is expected to finish in December 2027.

Future Costco Development Nearby

A new Costco Wholesale store has been approved just southeast of the overpass site. Construction is planned to start in early 2026.

The store will be 165,000 square feet, include a gas station, and offer 975 parking stalls. More than 400 jobs are expected once it opens.

Costco-Funded Road Upgrades

Costco will fund additional road improvements to support traffic around the site. These upgrades will run alongside the City’s overpass project.

Planned improvements include:

• Widening 164 Street near the site

• Expanding sections of 20 Avenue

• New traffic signals and turning lanes

• A two-lane roundabout at 164 Street and 19 Avenue

Long-Term Plans for South Surrey Roads

South Surrey is expected to see strong population growth over the next 30 years. Much of this growth will happen east of Highway 99.

Future plans include widening 16 Avenue, improving 20 Avenue, and exploring additional highway access points to support long-term demand.

For buyers and sellers looking to understand how major infrastructure upgrades like the 20 Avenue overpass impact South Surrey real estate, connect with Jared Gibbons for local insight and up-to-date market guidance.

Each year, BC Assessment releases updated property assessment values that are sent to homeowners across British Columbia. For 2026, these values reflect estimated market value as of July 1, 2025 and give homeowners and buyers a snapshot of how local real estate values have moved over the past year. While these assessments are an important piece of real estate data, understanding what they mean — and what they don’t mean — can help you make better decisions whether you’re planning to sell, buy, or simply budget for property taxes.

In this blog post, we’ll break down what BC Assessment does, what the 2026 update shows for communities like South Surrey, Langley, White Rock, Surrey, the Fraser Valley, and Abbotsford, and what it all means for you as a homeowner or prospective buyer.

What BC Assessments Are Based On

BC Assessment is the provincial organization responsible for preparing annual property assessments for every property in British Columbia. These assessments are intended to estimate the market value of a property — essentially what it would sell for under normal market conditions — as of a specific point in time.

For the 2026 assessment year, that reference date was July 1, 2025. The physical condition of properties as of October 31, 2025 was also taken into account. Appraisers analyze recent sales data, broader market trends, and individual property characteristics such as size, age, quality, condition, location, and features.

Using this information, BC Assessment assigns a value meant to reflect a fair and consistent estimate across similar properties. This value is then used as the basis for taxation and reporting purposes, not as a real-time pricing tool.

What Changed for 2026

The 2026 BC Assessment update reflects a year where housing markets across much of the Lower Mainland and Fraser Valley experienced slower activity and softer pricing compared to previous years.

Overall, total assessed property values declined across many communities. In areas such as Surrey, White Rock, Langley, and Abbotsford, many homeowners saw assessments that were flat or moderately lower than the year before. These changes align with a broader cooling period in the market, driven by higher interest rates, reduced buyer demand, and fewer competitive bidding situations.

It’s also important to note that changes varied by property type. In many cases, single-family homes saw more noticeable declines than strata properties such as condos and townhomes, which tended to hold value more consistently. This reflects differences in buyer demand and affordability across housing types.

While these are general trends, individual assessment changes can vary widely depending on neighbourhood, lot characteristics, condition, and comparable sales.

Why Assessments Do NOT Equal Market Value

One of the most common misconceptions about BC Assessments is that they represent what a home is worth today. In reality, assessment value and current market value are not the same thing.

Assessments are based on a past snapshot in time, not current market conditions. Since the reference date is July 1, 2025, any changes in interest rates, buyer sentiment, inventory levels, or sales activity after that date are not reflected in the assessed value.

Additionally, assessments are created using standardized valuation models designed to ensure consistency across large regions. They cannot fully capture every unique feature of a property, such as renovations, views, layout advantages, or buyer perception.

For sellers, this means an assessment may be higher or lower than what buyers are currently willing to pay. For buyers, it means the assessment should not be used as the sole benchmark for determining fair market price.

What This Means for Property Taxes

While BC Assessment values are used to calculate property taxes, a lower assessment does not automatically result in lower taxes.

Municipal tax rates are set based on local budget needs and the total assessed value of all properties within the municipality. Your individual tax bill depends on how your property’s assessment changed relative to the average change in your area.

For example:

• If your assessment decreased less than the municipal average, your taxes could increase.

• If your assessment decreased more than the average, your taxes may decrease.

• Even with declining assessments, taxes can still rise if municipal budgets increase.

Understanding this relationship is key to interpreting your assessment notice accurately.

What Homeowners Should Do Next

If you’ve received your 2026 BC Assessment notice and are unsure how to interpret it, here are a few practical steps to consider:

First, review the details of your assessment carefully to ensure the property information is accurate, including size, age, and classification.

Second, compare your assessment with recent sales in your neighbourhood to see how it aligns with actual market activity around the reference date.

Third, if you believe your assessed value does not reflect market value as of July 1, 2025, you may consider requesting a review or filing an appeal during the designated January appeal period.

Finally, use your assessment as one data point — alongside current market trends, your financial goals, and professional advice — when planning next steps related to selling, refinancing, or long-term ownership.

Conclusion

The 2026 BC Assessment provides helpful insight into how property values have shifted across the Fraser Valley and surrounding communities, reflecting a period of market stabilization and adjustment. However, assessments are not real-time pricing tools and should not be confused with current market value.

If you’d like help understanding your assessment or your home’s current market value, contact Jared Gibbons for a personalized review and local market guidance.

If you’re buying or selling in Langley, the market continues to show balanced conditions — but with important differences depending on price range, property type, and location. Below is a clear breakdown of the December 2025 SnapStats data for detached homes, condos, and townhomes, and what it means heading into 2026.

As a Langley-focused realtor, my goal is to help clients understand how to use the numbers, not just read them.

Langley Detached Homes: Balanced Market with Strong Mid-Range Demand

The detached home market in Langley is currently a balanced market, sitting at a 19% sales ratio (roughly 2 in 10 homes selling).

Key Detached Home Highlights

• Inventory: 314 active listings (down 28% month-over-month)

• Sales: 60 homes sold in December

• Average Sale Price: ~$1,407,500

• Days on Market: 29 days (improving)

• Sale-to-List Price Ratio: 96%

Most Active Price Range

• $1,000,000 – $1,500,000

• ~30% sales ratio

• Seller-favored conditions for well-priced homes

Homes in this range continue to see strong demand, particularly family homes in Aldergrove, Walnut Grove, and Murrayville.

Langley Condos & Townhomes: Balanced Market with Pockets of Seller Strength

Langley’s condo and townhome market is also in a balanced market, with a 20% sales ratio overall.

Key Condo & Townhome Highlights

• Inventory: 561 active listings (down 27%)

• Sales: 111 units sold

• Average Sale Price: ~$670,000

• Days on Market: 27 days

• Sale-to-List Price Ratio: 96%

Most Active Price Range

• $700,000 – $800,000

• ~37% sales ratio

• Clear seller’s market

Townhomes and larger condos in this price range are moving quickly, especially in Willoughby Heights, Langley City, and Walnut Grove.

Community Snapshot: Where Activity Is Strongest

• Detached Homes: Strongest activity in Aldergrove, Walnut Grove, Murrayville, and parts of Langley City

• Condos & Townhomes: Highest sales volume in Willoughby Heights, Langley City, and Walnut Grove

As always, homes that are well-priced and well-presented are selling faster than average.

What This Means for Buyers

• The market remains balanced, offering opportunities without extreme competition

• Buyers still have negotiating room, especially above $1.5M

• Entry-level detached homes and townhomes move quickly — preparation matters

• Conditional offers are still achievable in many cases

This is a market where informed buyers can secure strong value with the right guidance.

What This Means for Sellers

• Pricing accurately is essential — overpricing leads to slower activity

• Homes in the $1M–$1.5M range remain highly competitive

• Townhomes between $700K–$800K are seeing strong demand

• Presentation and marketing continue to make a measurable difference

Sellers who align pricing with current demand are being rewarded with faster sales and stronger terms.

Final Thoughts: Langley Heading into 2026

Langley continues to be one of the most balanced and resilient markets in the Fraser Valley. With inventory tightening and buyer confidence stabilizing, well-positioned properties are selling — even in a cautious environment.
If you’re considering buying or selling in Langley and want a clear, honest market breakdown tailored to your property or goals, I’m happy to help.

Contact Jared Gibbons for a personalized Langley market review and local insight.

If you’re buying or selling in South Surrey or White Rock, understanding what’s really happening in the market is critical. Below is a clear breakdown of the December 2025 SnapStats data, covering detached homes, condos, and townhomes, and what these trends mean moving into 2026.

As a local South Surrey realtor, I focus on translating raw data into practical advice — because stats only matter if you know how to use them.

Detached Homes: Buyer-Focused Market with Pockets of Strength

The detached home market in South Surrey & White Rock is currently operating in a buyer’s market, with an overall sales ratio of 8% (about 8 out of every 100 homes selling).

Key Detached Home Highlights

• Inventory: 417 active listings (down 24% month-over-month)

• Sales: 34 homes sold in December

• Average Sale Price: ~$1,789,000

• Days on Market: 34 days (improving)

• Sale-to-List Price Ratio: 97%

While the broader market favors buyers, not all price ranges behave the same.

Most Active Price Range

• $1,000,000 – $1,250,000

• ~20% sales ratio

• Strong demand, especially for well-located family homes

This price range is acting more like a seller’s market, particularly for homes that are priced correctly and show well.

Condos & Townhomes: Balanced Market with Strong Mid-Range Demand

The attached market (condos and townhomes) is notably healthier than detached homes, sitting in a balanced marketwith a 19% sales ratio.

• Key Condo & Townhome Highlights

• Inventory: 449 active listings (down 28%)

• Sales: 85 units sold

• Average Sale Price: ~$725,000

• Days on Market: 44 days

• Sale-to-List Price Ratio: 97%

Most Active Price Range

• $400,000 – $500,000

• ~33% sales ratio

• Seller-favored conditions

Well-priced condos and townhomes in this range continue to move quickly, especially in popular communities like Grandview, Morgan Creek, and King George Corridor.

Community Snapshot: Where Activity Is Happening

• Detached Homes: Stronger activity in Morgan Creek, King George Corridor, and parts of White Rock

• Condos & Townhomes: Highest sales volume in Grandview, White Rock, and King George Corridor

Location, layout, and condition are playing a bigger role than ever in determining which homes sell — and which sit.

What This Means for Buyers

• You have more negotiating power, especially for detached homes over $1.25M

• Many sellers are open to price adjustments, conditions, or closing flexibility

• Condos and townhomes under $900K still move quickly — be prepared to act

• The best opportunities are often homes that have been sitting but are fundamentally good properties

This is a market where strategy matters more than speed.

What This Means for Sellers

• Pricing correctly from day one is critical

• Overpricing leads to longer days on market and weaker negotiating positions

• Homes in high-demand price ranges can still sell strongly with the right marketing

• Detached sellers should expect fewer showings, but more serious buyers

Preparation, presentation, and positioning are what separate sold homes from stale listings.

Final Thoughts: Entering 2026 with Clarity

South Surrey and White Rock are no longer one-size-fits-all markets. Each price band and property type behaves differently, and success depends on understanding where your home fits today — not last year.

If you’re thinking about buying or selling and want a clear, honest breakdown tailored to your exact situation, I’m happy to help.

Contact Jared Gibbons for a personalized market review and local insight specific to your home or buying goals.

Living in Sunnyside Park Surrey

Sunnyside Park Surrey is one of South Surrey’s most established and centrally located neighbourhoods. It’s known for mature streets, family-friendly homes, and easy access to everyday amenities.

While newer developments often get more attention, Sunnyside Park real estate offers strong long-term value. Buyers are drawn to its space, convenience, and stable community feel.

For families moving to South Surrey, this neighbourhood often stands out for one simple reason: it just works.

Location and Everyday Convenience

Sunnyside Park Surrey sits in the heart of South Surrey, bordered by White Rock to the south and major commercial areas nearby.

One of its biggest advantages is how connected it feels without being busy:

• Quick access to Highway 99

• Easy commutes to Vancouver, Richmond, and Surrey City Centre

• Shopping, services, and dining just minutes away

For buyers who want to spend less time driving and more time living, this central location is a major plus.

Why Work With a Local South Surrey Realtor

These listings show just how versatile Sunnyside Park is, offering everything from easier-to-maintain homes to spacious detached properties, all appealing to families, move-up buyers, and those planning to stay long term.
This local knowledge helps buyers identify real value and helps sellers position their homes effectively.

• 28 15512 26 Avenue — listed around $950K, offering a 3-bedroom, 3-bathroom townhome-style option with approximately 1,760 sq. ft., appealing to buyers seeking a lower-maintenance entry into Sunnyside Park Surrey.

• 1887 144A Street — priced near $1.7M, featuring a detached family home with roughly 3,180 sq. ft. of living space, ideal for families prioritizing space, established streets, and central South Surrey access.

• 102 1969 148A Street — listed around $1.6M, offering a 5-bedroom, 4-bathroom detached home with approximately 2,350 sq. ft., reflecting the strong demand for move-up family homes in Sunnyside Park Surrey.

Who Sunnyside Park Is Best For

Sunnyside Park Surrey tends to appeal most to:

• Families looking for space and long-term stability

• Buyers relocating to South Surrey who want central access

• Move-up buyers coming from condos or townhomes

• Sellers benefiting from limited local competition

For many buyers, this neighbourhood offers a rare balance of value, comfort, and livability.

Lifestyle Benefits of Living Here

Living in Sunnyside Park Surrey means being close to everything—without feeling surrounded by constant development.

Residents enjoy:

• Walkable streets and nearby parks

• Quick trips to shopping and dining

• Easy access to White Rock Beach, just a short drive away

It’s a practical, comfortable lifestyle that continues to attract buyers at many stages of life.

Final Thoughts on Sunnyside Park Surrey

Sunnyside Park Surrey remains one of South Surrey’s most livable and strategically located neighbourhoods.

With mature streets, family-friendly homes, and excellent access to parks, schools, and Highway 99, it offers lasting appeal for buyers planning to stay long term.

For those considering Sunnyside Park Surrey homes for sale, or for homeowners thinking about selling in this neighbourhood, working with a knowledgeable local expert can make a meaningful difference. To learn more about current opportunities, neighbourhood trends, or how Sunnyside Park fits into the broader South Surrey market, connecting with Jared Gibbons can help you move forward with clarity and confidence.

Living in Pacific Douglas

Pacific Douglas is one of South Surrey’s most unique and quietly desirable neighbourhoods. It offers a mix of estate-style homes, modern townhomes, and rare acreage properties that are increasingly hard to find.

Located at the southern edge of the city near the U.S. border, Pacific Douglas appeals to buyers who want more space, more privacy, and a slower pace of life—without giving up access to everyday conveniences in South Surrey.

This area is especially popular with:

• Families relocating to South Surrey

• Long-term homeowners

• Buyers prioritizing larger lots and outdoor living

Unlike more built-up neighbourhoods, Pacific Douglas feels open and grounded, with tree-lined streets and a strong residential character. For sellers, that scarcity matters—many buyers search specifically for Pacific Douglas real estate, not just Surrey in general.

Pacific Douglas Location, Amenities, and Lifestyle

Pacific Douglas is located in southwest South Surrey, near the Semiahmoo Peninsula and close to both White Rock and the U.S. border crossing.

While the neighbourhood feels removed from traffic and congestion, residents still enjoy:

• Quick access to Highway 99

• Easy commutes toward Vancouver and Richmond

• Convenient connections to major employment centres

Surrounded by parks, green space, and agricultural land, Pacific Douglas supports a semi-rural lifestyle. Outdoor living is part of daily life here—not an occasional escape.

Nearby Grandview Heights and Morgan Heights provide:

• Shopping and dining

• Schools and services

• Everyday essentials

This balance of quiet residential living and urban access is a key reason relocation buyers are drawn to Pacific Douglas South Surrey.

Real Estate in Pacific Douglas: Homes and Buyer Fit

Pacific Douglas real estate is defined by variety and limited inventory, which continues to support strong buyer interest.

Common home types include:

• Detached single-family homes on larger-than-average lots

• Newer townhomes and boutique developments

• Estate and small-acreage properties, now increasingly rare in South Surrey

Homes range from traditional family residences to custom builds designed for privacy and outdoor enjoyment. Because listings are limited, properties here often hold strong long-term value.

Pacific Douglas homes for sale typically attract:

• Families seeking space and quieter streets

• Relocation buyers prioritizing lifestyle over density

• Move-up buyers transitioning from townhomes

• Sellers benefiting from low local competition

Pricing varies by lot size, home type, and micro-location, but buyers are often willing to pay a premium for land, privacy, and neighbourhood character.

Why Work With a Local South Surrey Realtor

These listings highlight the range of housing options available in the neighbourhood, from accessible townhomes to premium estate properties.

• Detached family home on 17336 0B Avenue — listed around $1.5M, offering substantial living space in a traditional Pacific Douglas single-family home setting.

• Modern townhome-style residence on 171643 19 Avenue — priced near $850K, appealing to buyers seeking a newer, low-maintenance option in Pacific Douglas.

• Detached home at 17349 1 Avenue — offering 6 bedrooms and 5 bathrooms, a gourmet kitchen with granite counters and pantry, open living space, and a 2-bedroom suite, all in a quiet Pacific Douglas setting with easy access to Highway 99, the U.S. border, and White Rock.

Buying or selling in Pacific Douglas requires more than general market knowledge—it requires hyper-local insight. Property values in this area are influenced by lot characteristics, zoning, and micro-location differences, which can vary significantly from street to street.

Why Work With a Local South Surrey Realtor

Buying or selling in Pacific Douglas requires hyper-local knowledge, not just general market insight. Property values here are shaped by:

• Lot size and shape

• Zoning considerations

• Street-by-street differences

Working with a local South Surrey Realtor like Jared Gibbons provides guidance rooted in neighbourhood experience. Understanding how Pacific Douglas compares to nearby communities allows for:

• Better pricing strategies

• Clearer listing positioning

• Stronger negotiations

Comparing Pacific Douglas to Nearby Neighbourhoods

Buyers researching Pacific Douglas homes for sale often compare it with nearby communities.

Grandview Heights tends to attract buyers looking for newer developments and walkability, while Morgan Heights appeals to those wanting a more polished, amenity-focused environment.

Pacific Douglas stands apart for its space, privacy, and long-term livability. This clarity is especially helpful for families and relocation buyers unfamiliar with South Surrey’s micro-markets.

Final Thoughts on Pacific Douglas Real Estate

Pacific Douglas continues to stand out as one of South Surrey’s most desirable neighbourhoods for buyers seeking space, privacy, and long-term livability.

With limited inventory, varied housing options, and a calm residential feel, it attracts buyers who plan to stay—not flip.

For tailored insight into Pacific Douglas real estate, current Pacific Douglas homes for sale, or selling strategies specific to this neighbourhood, connecting with a trusted South Surrey Realtor like Jared Gibbons can help you move forward with clarity and confidence.

Morgan Heights is one of South Surrey’s most polished and well-established neighbourhoods, known for its upscale homes, walkable conveniences, and refined residential feel. Tucked between Grandview Heights and Morgan Creek, Morgan Heights offers a lifestyle that appeals to a wide range of buyers—from families looking for strong schools and safe streets, to professionals seeking proximity to amenities and commuter routes, to downsizers wanting a quieter community without sacrificing convenience.

What sets Morgan Heights apart is its sense of balance. The neighbourhood feels calm and residential, yet it’s minutes from shopping, dining, recreation, and Highway 99 access. For buyers relocating to South Surrey, Morgan Heights often stands out as an area that “just feels right”—orderly, well cared for, and thoughtfully planned. For homeowners, it’s a community that continues to hold its appeal year after year, supported by consistent demand and a strong neighbourhood identity.

This guide explores what makes Morgan Heights unique, the types of homes you’ll find here, and why working with a local South Surrey Realtor matters when buying or selling in this specific area.

Neighborhood Overview: Location, Amenities, and Lifestyle

Morgan Heights is located in the heart of South Surrey, just north of the U.S. border and west of Morgan Creek. Its central position places residents close to many of the area’s most desirable amenities while maintaining a distinct neighbourhood character.

Daily conveniences are a major draw. Residents are just minutes from Grandview Corners and Morgan Crossing, two of South Surrey’s most popular shopping and dining hubs. From grocery stores and cafés to fitness studios and professional services, most errands can be handled with a short drive—or even on foot for those living closer to the commercial core.

Families are particularly drawn to Morgan Heights for its access to reputable schools and child-friendly infrastructure. Sidewalk-lined streets, nearby parks, and a generally quiet traffic pattern contribute to a safe, community-oriented environment. Green spaces and walking paths make it easy to stay active, while nearby golf courses and recreation facilities add to the lifestyle appeal.

Commuters and professionals benefit from quick access to Highway 99, making travel toward White Rock, Surrey City Centre, or Vancouver more efficient. At the same time, beaches like White Rock and Crescent Beach are only a short drive away, reinforcing the coastal lifestyle that draws many buyers to South Surrey in the first place.

Overall, Morgan Heights offers a polished, low-friction lifestyle—ideal for those who value convenience, aesthetics, and a strong sense of place.

Real Estate in Morgan Heights: Homes, Prices, and Buyer Fit

Morgan Heights real estate is defined by quality and consistency. The neighbourhood features a mix of single-family homes, townhomes, and select luxury properties, with architectural styles that lean toward modern-traditional design. Homes here are generally newer compared to some surrounding areas, with many built in the mid-2000s and later.

Single-family homes typically offer generous layouts, often with four or more bedrooms, open-concept living spaces, and attached garages. These properties appeal strongly to families and professionals who want space to grow without moving too far from amenities. Townhomes in Morgan Heights provide a lower-maintenance option while still offering access to the same neighbourhood benefits, making them attractive to downsizers and young families alike.

From a pricing perspective, Morgan Heights sits firmly in the upper tier of South Surrey, reflecting its location, housing quality, and neighbourhood reputation. While it may not always be the most affordable option, buyers are often willing to pay a premium for the lifestyle, school catchments, and long-term value the area offers.

In terms of buyer fit:

• Families value the schools, parks, and community feel

• Executives and professionals appreciate the polished environment and commuter access

• Downsizers are drawn to newer homes, townhomes, and walkable amenities

For sellers, this translates into a buyer pool that is typically well-qualified and specifically targeting Morgan Heights, rather than browsing broadly across Surrey.

Why Work With a Local South Surrey Realtor

Here is a mix of listings that shows the diverse housing opportunities within Morgan Heights and surrounding South Surrey, from premium single-family homes to more attainable townhome options all within a highly desirable neighbourhood.

• Detached home on 15715 34 Avenue — listed around $1.8M, offering generous living space and the kind of lot size and layout that continues to attract families and professionals to Morgan Heights.

• Executive-style home on 155B Street — priced near the $2M range, reflecting the neighbourhood’s upper-end market and appeal to buyers seeking larger, more refined residences.

• Townhome-style option near 36 Avenue — listed under $700K, providing a more accessible entry point into the area for downsizers or buyers prioritizing low-maintenance living.

Working with a local South Surrey Realtor such as Jared Gibbons means working with someone who understands how Morgan Heights compares to nearby areas like Grandview Heights and Morgan Creek, and how buyers perceive those differences. Local expertise helps ensure homes are positioned correctly, priced strategically, and marketed in a way that resonates with the right audience.

For buyers, this local insight can uncover opportunities that aren’t always obvious from online searches alone—whether that’s understanding micro-locations within the neighbourhood or navigating competitive situations effectively. For sellers, strong negotiation skills and a clear understanding of current buyer demand can make a meaningful difference in outcomes.

The goal isn’t to be salesy; it’s to be informed, strategic, and locally grounded—especially in a neighbourhood as nuanced as Morgan Heights.

Exploring Morgan Heights and Nearby South Surrey Communities

Morgan Heights doesn’t exist in isolation, and many buyers naturally compare it to nearby neighbourhoods before making a decision. Areas such as Grandview Heights and Morgan Creek offer their own advantages, from newer developments to golf-course living. Understanding how these communities differ helps buyers choose the right fit—and helps sellers position their homes effectively.

If you’re researching Morgan Heights real estate, you may also want to explore:

• A dedicated South Surrey Realtor resource for broader market context

• Current Morgan Heights homes for sale and nearby South Surrey listings

• Neighbourhood guides for Grandview Heights or Morgan Creek to compare lifestyle and pricing

This kind of neighbourhood-level research is especially valuable for relocation buyers who may be unfamiliar with South Surrey’s micro-markets.

Final Thoughts on Living in Morgan Heights

Morgan Heights remains one of South Surrey’s most desirable neighbourhoods for good reason. Its combination of quality homes, convenient location, and refined community atmosphere continues to attract buyers at all stages of life. Whether you’re buying your first South Surrey home, moving up, or considering a sale in the area, understanding Morgan Heights at a local level is key.

For tailored insight into Morgan Heights homes for sale, neighbourhood trends, or how this area fits into the broader South Surrey market, connecting with a local expert like Jared Gibbons can help you make informed, confident decisions.

Buyer interest in South Surrey condos has been picking up, and recent statistics make one thing very clear: certain listings are standing out more than others. Over the past 30 days, a small group of South Surrey condos has consistently attracted the highest number of views—an early signal of strong buyer demand and competitive positioning.

What’s driving the attention? A combination of desirable locations, efficient layouts, and strong value within well-known South Surrey developments. Today’s condo buyers are more selective than ever, focusing on lifestyle, walkability, building quality, and long-term resale potential. These listings are resonating because they check multiple boxes at once—whether that’s proximity to shopping and amenities, low-maintenance living, or an attractive entry point into the South Surrey market.

Below, we break down the most-viewed South Surrey condo listings right now, why buyers are clicking on them, and who each home may be best suited for.

401 – 15137 33 Avenue, Surrey, BC

This top-floor unit has drawn strong attention thanks to its quiet positioning and elevated outlook, a feature many condo buyers actively seek. Located in the heart of Morgan Creek, this home benefits from easy access to shops, services, and everyday conveniences while still feeling tucked away.

Buyers are likely responding to the appeal of top-floor living, reduced noise, and a layout that suits both everyday living and entertaining. This condo is ideal for downsizers, professionals, or buyers looking for a peaceful home base in a well-established South Surrey neighbourhood.

👉 View full listing details here

508 – 3585 146A Street, Surrey, BC

This listing has captured attention for its modern building appeal and central South Surrey location. Homes in this area continue to attract buyers who want proximity to transit routes, shopping, and recreation without compromising on newer construction standards.

Traffic suggests buyers are drawn to the combination of style and convenience, making this condo particularly attractive to first-time buyers and young professionals. Its positioning also makes it appealing for those who value lock-and-leave living with minimal maintenance.

👉 View full listing details here

205 – 2940 King George Boulevard, Surrey BC 

This private corner unit in the High Street community has become one of the most viewed South Surrey condos due to its functional layout and lifestyle-driven location. Buyers are consistently drawn to homes in this area for their walkability and access to everyday essentials.

Interest in this unit is driven by its well-proportioned floorplan, outdoor living appeal, and proximity to shops, cafés, and services along the King George Corridor. It’s an excellent fit for first-time buyers, downsizers, or anyone seeking a South Surrey condo that balances convenience with long-term livability.

👉 View full listing details here

326 – 15168 33 Avenue, Surrey, BC

Located along one of South Surrey’s most desirable corridors, this condo has earned attention due to its location-driven lifestyle appeal. Walkability, nearby dining, and access to major routes all contribute to its popularity with online buyers.

This unit is especially well-suited for downsizers or local buyers looking to stay within the Morgan Crossing area while transitioning to condo living. Continued interest reflects the ongoing demand for well-located South Surrey condos that support an active, connected lifestyle.

👉 View full listing details here

South Surrey Condo Demand Is Heating Up

These most-viewed South Surrey condos highlight exactly what today’s buyers are searching for: smart layouts, desirable locations, and strong overall value. Website traffic often tells the story before offers start coming in—and these listings are clearly on buyers’ radar.

If you’d like to see similar South Surrey condos, understand why certain listings attract more attention, or get notified the moment new opportunities hit the market, contact Jared Gibbons today to stay one step ahead.

The Bank of Canada has announced its latest policy decision, choosing to hold the benchmark interest rate at 2.25% while emphasizing that the Canadian economy is performing “better than expected” despite ongoing pressure from U.S. tariffs.
Recent data on GDP growth, job creation, and inflation stability—all supported by official reports from Statistics Canada—show that the economy remains more resilient than anticipated. This strength reduces the urgency for additional tightening, although the Bank notes that global uncertainty remains elevated, particularly in the areas of trade, investment, and consumer confidence.

Economic Resilience: GDP, Jobs, and Inflation Trends

In its most recent update, the central bank highlighted that real GDP expanded by 2.6% (annualized), a performance that exceeded previous projections. These figures are reinforced by national economic tracking provided through Statistics Canada’s GDP reports.
At the same time, Canada added over 180,000 jobs between September and November—data validated through the Labour Force Survey—demonstrating a labour market that continues to outperform expectations even amid tariff-related pressures.

The Bank noted that the economy has “absorbed the impact of U.S. tariffs more effectively than expected,” helped in part by diversified export markets and resilient domestic demand. Additional trade context and tariff implications can be reviewed through Global Affairs Canada.

Tariffs, Policy Caution, and What Comes Next

Despite improved performance, the Bank of Canada remains cautious. Trade tensions—as documented by the Canada Border Services Agency—continue to create challenges for exporters, particularly in core industries like steel, aluminum, and automotive parts.
The Bank also highlighted that the economy still has spare capacity, meaning there is room for growth without causing inflation to rise too quickly. This assessment is aligned with the Bank’s broader monetary framework, including its Inflation-Control Target and its ongoing analysis published in the Monetary Policy Report.

Given this balance of strength and uncertainty, policymakers are positioned to maintain a cautious but steady stance while monitoring how global conditions evolve.

Overall Outlook

With stronger-than-expected GDP numbers, improving job creation, and controlled inflation, the Bank of Canada’s decision to pause rate changes reflects cautious optimism about Canada’s near-term resilience—while acknowledging that international trade risks remain a significant factor to watch.

If you’d like to understand how these economic shifts may impact real estate opportunities, feel free to reach out to Jared Gibbons for expert guidance.

What Surrey, South Surrey & Langley Farm Buyers Need to Know — with Realtor Jared Gibbons

Navigating BC’s Agricultural Land Reserve (ALR) can feel overwhelming for buyers who are new to agricultural zoning, but understanding how the ALR works is essential for making confident, long-term investment decisions. Whether you’re considering farmland in Surrey, South Surrey, or Langley, the ALR plays a major role in determining what you can build, grow, or operate on your property. Buyers who take the time to understand ALR policies gain a clear advantage, especially in high-demand farming communities where land value and permitted uses vary significantly.

If you’re considering buying a farm, hobby acreage, or land for agricultural use in British Columbia, understanding the Agricultural Land Reserve (ALR) is crucial. As a Top South Surrey & Langley Realtor, I help clients navigate ALR rules, evaluate land, and make confident decisions when investing in farmland.

🌱 What Is the ALR?

The Agricultural Land Reserve (ALR) is BC’s protected agricultural zone managed by the Agricultural Land Commission (ALC). Its purpose is to preserve farmland for long-term food production and restrict non-farm development.

Learn more: https://www.alc.gov.bc.ca/

🌾 Buying Land in the ALR: What You Need to Know

✔ Confirm the Property’s ALR Status

Use the ALC’s official mapping tool to verify boundaries.

(Tip: I verify ALR boundaries for all my farm clients.)

✔ Understand Permitted Uses

Agriculture, livestock, greenhouses, orchards, farm retail, and specific agritourism uses are generally permitted.

Full details: https://www.alc.gov.bc.ca/

✔ Know the Restrictions

Some activities require approval, including:

• Subdivision

• Non-farm use

• Fill removal

• Additional dwellings

This is where working with an ALR-experienced realtor is essential.

🧭 Why ALR Land Is a Strong Investment

ALR land often provides:

• Large acreage at competitive pricing

• Long-term zoning stability

• Farming income opportunities

• Privacy and generational land value

Explore farms and acreages here:

https://jaredgibbons.ca/fraser-valley-acreages-for-sale.html

💼 How I Help ALR Land Buyers

As a dedicated South Surrey, Langley & Fraser Valley Realtor, I guide clients through:

• ALR mapping & zoning verification

• Soil, irrigation & land-use assessments

• Municipality bylaw understanding

• Building rules & secondary dwelling rules

• Access, drainage & farm infrastructure review

• Offer strategy unique to ALR properties

Ready to view ALR farms?

👉 https://jaredgibbons.ca/contact.html

🚜 Popular ALR Areas I Help Buyers In

• Campbell Valley

• South Surrey (Hazelmere)

• North Otter / Glen Valley

• Aldergrove

• Cloverdale ALR pockets

• Bradner & Mt. Lehman (Abbotsford)

Search properties in these areas:

👉 https://jaredgibbons.ca/recip.html

🔗 Helpful ALC Resources for Buyers

• ALR Maps & Boundaries

• Permitted Uses

• Policies & Bulletins

• Buying & Owning Land in the ALR

  https://www.alc.gov.bc.ca/

📩 Thinking About Buying Farm or ALR Land?

Working with a real estate professional who understands ALR rules and municipal planning requirements can make the process much smoother. From verifying boundaries and permitted uses to understanding farm tax benefits and potential agritourism opportunities, expert guidance ensures you avoid costly mistakes. With accurate information and the right support, buyers can make informed decisions and secure agricultural properties that align with their goals—whether that’s hobby farming, long-term investment, or operating a full-scale agricultural business.

Let’s connect — I’ll guide you through the process and help you find the right agricultural property.

👉 Contact Jared Gibbons

A major commercial milestone is underway in South Surrey as the long-anticipated Costco Wholesale Canada project moves one step closer to reality.

During the November 17 council meeting, Surrey council approved third reading for the rezoning and land-use amendments required to advance the project. The development site sits near several established residential pockets—including the 16216 20 Avenue area—making this a significant change for long-time homeowners and new buyers alike.

The proposed store at 1891 and 1947 164 Street drew a wide range of opinions during Monday’s public hearing. Many residents voiced support, pointing out that major retailers like Walmart and Real Canadian Superstore already operate nearby. Some argued that blocking Costco’s arrival would create an unfair commercial environment. One attendee remarked, “There’s always winners and losers in stuff like this, but I’m pro-Costco… This will also provide jobs for young people.” For local neighbourhoods—such as the community around 16216 20 Avenue—the project represents both new opportunities and new traffic considerations.

With the updated zoning now supported by council, the project includes a large-format Costco store, a gas station, and a parking area with 989 stalls. Portions of the site will be reclassified from business/industrial to commercial, and from multiple residential to mixed employment designation—key steps outlined in the Official Community Plan. Meanwhile, an online petition, which had gathered more than 900 signatures, raised concerns about traffic, infrastructure limits, and public safety.

Environmental considerations were also central to public commentary. Deb Jack of Surrey Environmental Partners stated that “a thousand trees are going to be killed — alder and cottonwood,” and emphasized that the closest bus stop is 1,600 metres away, calling it an unsustainable distance. She noted that while the proposal has positive aspects, minimal action appears to be taken to protect environmentally sensitive areas, including stream setbacks. Despite these concerns, council’s decision to pass third reading means the project will continue progressing.

In a recent statement published on the City of Surrey website, Mayor Brenda Locke welcomed the development, noting that it’s encouraging to see major employers like Costco continue to invest in Surrey. “It’s exciting to see this level of confidence and interest in our community” she said.

As South Surrey prepares for this major commercial addition, stay tuned for updates and insights Jared Gibbons will continue tracking the development to help residents stay informed about how this project may shape the community.