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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.

Push for Height Reform Near Future SkyTrain Stations

The City of Langley is urging the federal government to update airspace regulations that have capped building heights in the city for nearly half a century. With new SkyTrain stations on the way and an ambitious housing mandate from the province, Mayor Nathan Pachal says these restrictions could hinder the city’s ability to create much-needed transit-oriented housing and density.

Under current Langley Airport Zoning Regulations, developed in the 1970s, buildings within the airport’s jurisdiction cannot exceed 150 feet, or roughly 15 storeys. However, provincial housing policy now calls for developments within 200 metres of SkyTrain stations to reach a minimum of 20 storeys—a requirement that directly conflicts with these decades-old federal limits. Pachal calls it a “missed opportunity” to maximize the benefits of federal transit investments if those same federal rules prevent housing growth near new SkyTrain hubs.

Meetings in Ottawa Show Promise for Change

Langley City officials, including Pachal, recently met with Transport Canada in Ottawa to push for a more flexible, hazard-based approach to regulating airspace. “They want to move to a more practical, height hazard-based system, as opposed to this old legacy regulation,” Pachal said, noting that initial discussions with federal officials were encouraging.

Transport Canada confirmed that while no formal amendment has yet been received, the department is reviewing airport zoning regulations nationwide to align them with International Civil Aviation Organization (ICAO) standards and modern flight paths. This could open the door for Langley to pursue taller, denser, and more sustainable development in the near future.

Balancing Density and Livability

Cory Redekop, CEO of the Greater Langley Chamber of Commerce, emphasized that upward growth is essential for the city’s long-term sustainability. “Langley is a compact community,” he said. “If we want to preserve the rural, agricultural landscape that defines parts of our region, then we have to put density where we can — around our transit hubs that are coming in.”

Redekop added that higher-density zoning near SkyTrain stations aligns with the community’s vision for responsible urban growth, balancing the need for housing with the desire to maintain Langley’s distinctive character and green spaces.

Township of Langley Also Studying Airspace Rules

Even the Township of Langley supports the initiative. Township Mayor Eric Woodward said his council has no objections to the city’s request and is conducting its own review of airspace restrictions that extend beyond airport boundaries. “We currently have a study underway ourselves to see if we can get some of those restrictions — that are quite far away from the airport — also relaxed somewhat,” Woodward explained.

While the Township is less affected due to its larger land base, both municipalities agree that updating the regulations would support more cohesive and efficient regional growth, particularly near shared transportation corridors.

Next Steps for Langley’s Growth Vision

As Langley positions itself for a future shaped by transit expansion and population growth, revisiting outdated federal airspace rules could determine how effectively the city meets its housing and sustainability goals. The outcome of Transport Canada’s review will play a major role in shaping Langley’s skyline — and its long-term urban strategy.

For ongoing updates on regional development and urban planning in Langley, contact Realtor Jared Gibbons for expert insights on how these policy changes could shape the city’s real estate landscape.

The federal government has announced a major cultural investment in the Township of Langley, committing up to $25 million toward the construction of a new multi-purpose, net-zero Concert and Performance Hall at the Langley Events Centre. The project aims to transform one of the Fraser Valley’s most recognized venues into a dynamic cultural hub capable of hosting world-class arts, performances, and community events.

What This Investment Means for Residents

More public events, improved facilities, and expanded arts programming.

Township Mayor Eric Woodward emphasized the significance of this project for local residents, noting that it has been long advocated for by the community. “This new space will be more than a venue for world-class arts and cultural events—it will be a community gathering place where our students can proudly cross the stage at high school graduations, and where residents of all ages can come together to celebrate creativity, achievement, and community spirit,” Woodward said.

The design-build process for the new hall began several months ago, with early plans envisioning a 1,600-seat facility featuring sustainable, high-performance design principles. The hall will serve as a versatile space for concerts, theatre, education, and civic celebrations—strengthening Langley’s growing reputation as a regional centre for arts, culture, and innovation. The project aligns with the federal government’s national commitment to sustainable infrastructure outlined in Budget 2025.

Long-Term Impact on Local Real Estate

Infrastructure investments strengthen neighbourhood desirability and long-term property values.

Gregor Robertson, Minister of Housing and Infrastructure, noted that the new facility represents more than an investment in the arts—it’s an investment in community identity and long-term sustainability. “Arts and culture bring people together and reflect who we are. The Concert and Performance Hall at Langley Events Centre will be a hub for collaboration, cultural celebration, and artistic expression for all people in the Fraser Valley,” Robertson said.

The initiative falls under the Build Communities Strong Fund, which is set to invest $51 billion over the next decade to revitalize local and aging buildings across Canada. Work is currently underway to finalize the hall’s size, scope, and design, with opportunities for public consultation and Township Council review in the coming months.

As Langley prepares to take its place on the map as a cultural leader in the region, residents and artists alike are eagerly anticipating this new era of performance and community connection.

For updates on local development and community initiatives, contact Jared Gibbons for insights into how projects like this continue to elevate the Langley lifestyle and real estate landscape.

Welcome to #91 – 9688 162A Street, a stunning 4-bedroom, 3.5-bathroom townhome in the highly desirable Canopy at Tynehead Park community. Built in 2020, this 1,659 sq ft home is surrounded by nature yet minutes from city amenities — offering the perfect blend of modern design, convenience, and tranquility.

This contemporary 4-bedroom townhome in the sought-after Canopy community offers modern finishes, a bright open layout, and direct access to the expanding Fleetwood SkyTrain extension. Ideal for families wanting space, convenience, and long-term growth potential.

Why Fleetwood Is Rapidly Growing

Located steps from Tynehead Regional Park, this neighbourhood is one of Surrey’s most sought-after pockets for buyers who want the perfect balance of nature and urban convenience. Miles of walking trails, lush forest, and picnic areas make it feel like a peaceful retreat—yet you’re only minutes from major city amenities. Families love the quiet streets, the abundance of green space, and the strong sense of community that defines this area.

Tynehead has also become a major growth and investment corridor, thanks to ongoing development and Surrey’s expanding infrastructure plans. The Fleetwood SkyTrain extension will transform connectivity, bringing rapid transit closer than ever and increasing long-term property value. As transit hubs expand, areas like this experience significant appreciation, making it an ideal time to secure a home before prices rise further.

With its combination of modern housing, safe residential streets, and future-forward city planning, the Tynehead Park area offers exceptional upside for both homeowners and investors. Whether you're prioritizing lifestyle, convenience, or long-term growth, this neighbourhood delivers on all fronts—making it one of Surrey’s smartest markets to buy into right now.

Townhome Highlights

Attached garage, modern kitchen, fenced yard, and spacious multi-level living.

Upstairs, you’ll find three spacious bedrooms, including a primary suite with walk-in closet and luxurious ensuite bathroom. The entry level offers a fourth bedroom and powder room, perfect for guests, a home office, or multi-generational living. With a double-tandem garage, in-suite laundry, and plenty of storage, this home is designed for comfort and functionality.

Nestled right beside Tynehead Regional Park, Canopy residents enjoy direct access to scenic walking and biking trails, as well as exclusive community amenities including a clubhouse, fitness centre, and playground. You’re minutes from schools, shopping, and major routes — the ideal location for families and professionals alike.

Nearby Amenities

• Fleetwood Community Centre

• Guildford Town Centre

• Fleetwood Park Secondary

• Surrey Sport & Leisure Complex

If you’re seeking a townhome that balances modern living with natural beauty, 91 – 9688 162A Street is the one to see. Contact Jared Gibbons today to schedule your private showing and experience the best of Surrey’s parkside lifestyle.

The Bank of Canada has officially reduced its overnight rate from 2.50% to 2.25%, marking the first cut in months. This shift is expected to boost real estate activity across Canada by lowering borrowing costs and improving buyer confidence. With cheaper mortgage rates, more buyers are encouraged to re-enter the market, strengthening demand across the Fraser Valley, Surrey, Langley, and Metro Vancouver.

Even a small rate cut can make a meaningful difference. On a $1,000,000 mortgage, a 0.25% decrease can reduce monthly payments by approximately $100–$120. For many buyers, this improved affordability can be the deciding factor to move forward with a purchase. For sellers, increased demand often translates into more showings, stronger offers, and greater market activity.

Overall, the rate cut signals renewed momentum for the housing market. Lower interest rates typically spark higher buyer engagement, support market stability, and create new opportunities for both homebuyers and sellers. As confidence rises, the Fraser Valley and surrounding regions may see more listings, quicker sales, and a healthier, more active real estate environment.

How It Affects Buyers

Lower rates mean more purchasing power. If you’ve been waiting for better affordability, this could be the moment to lock in a great rate and find the right home.

Now is the time to:

• Get pre-approved before demand picks up again

• Explore listings that fit your goals

• Take advantage of lower payments while they last

👉 View Homes for Sale

How It Affects Sellers

For sellers, this rate cut could be a turning point. As affordability improves, more buyers re-enter the market—often leading to quicker sales and stronger offers.

If you’ve been waiting for the right time to list, the next few months could be ideal.

👉 Get a Free Home Evaluation

Market Outlook

Economists expect rates may drop again in the coming months if inflation continues to ease. With steady demand and limited housing supply, real estate markets across the Fraser Valley and Metro Vancouver are likely to stay active heading into 2026.

Let’s Talk Real Estate

Whether you’re buying or selling, I can help you make the most of the current market shift.

📞 To navigate Surrey and Fraser Valley real estate with confidence in this shifting market, contact Jared Gibbons today.

The City of Langley has officially completed its $19 million revitalization of the Fraser Highway One-Way, marking a historic milestone as the city’s largest self-funded infrastructure project. This long-anticipated transformation is designed to reinvigorate Langley’s downtown core, welcoming more visitors, supporting small businesses, and preparing the community for the Langley City Centre SkyTrain station expected to open in 2029. Once known primarily for its vintage storefronts and tight-knit charm, the area now showcases a new pedestrian-friendly design, wider sidewalks, and refreshed landscaping — a vibrant mix of old and new that reflects Langley’s evolving urban identity.

Beyond beautification, the revitalization addressed a century’s worth of aging infrastructure beneath the surface. Outdated wooden and clay pipes, some dating back to the early 1900s, were replaced with modern systems including new BC Hydro service upgrades, sanitary and storm sewer replacements, and a completely renewed water main. This groundwork ensures downtown Langley is equipped to support future growth — from denser residential developments to thriving storefronts and event spaces. The city’s investment goes beyond aesthetics; it’s about building a stronger, smarter foundation for the decades ahead.

At street level, the transformation is equally striking. Eighty-five new trees and over 600 shrubs now line the corridor, complementing new benches, lights, and public gathering areas designed to foster community connection. The wider, more accessible sidewalks create space for outdoor dining and local events, while the addition of greenery softens the urban landscape. The result is a downtown that feels both intimate and alive — a welcoming place where visitors can linger, shop, and rediscover Langley’s sense of community.

Of course, progress came with challenges. Construction stretched over eight months, causing reduced traffic and revenue losses for some long-standing local shops and restaurants. Business owners like Gurjant Sandhu of Ashoka Indian Cuisine and Bob Foster of Krazy Bob’s Music Emporium reported significant drops in sales during the road closures. Yet, despite the hardships, there’s a shared optimism in the air. With the new streetscape open, many merchants are already seeing renewed interest and foot traffic — and a growing sense that downtown Langley is once again a destination worth visiting.

As the city continues to grow, the revitalization of the Fraser Highway One-Way stands as both a renewal of infrastructure and a reaffirmation of community spirit. With the coming SkyTrain expansion, improved public spaces, and a renewed focus on walkability, Langley’s downtown is poised for an exciting new era of commerce, culture, and connection. To explore how these developments may shape the city’s real estate landscape or future investment opportunities, reach out to Jared Gibbons for professional insight and guidance.

South Surrey’s transportation network is about to get a major upgrade. The City of Surrey has officially advanced the 24 Avenue and Highway 99 Interchange Ramps project to the detailed design stage — a milestone achieved in collaboration with the Province of British Columbia. This initiative will introduce new north-facing ramps along Highway 99, helping to reduce congestion and improve connectivity for the area’s fast-growing communities. The move reflects the city’s continued investment in smarter, more efficient infrastructure that supports both residential and commercial expansion across South Surrey.

At the same time, Surrey is progressing on the 20 Avenue Overpass of Highway 99, a key project designed to enhance mobility and safety for drivers, cyclists, and pedestrians alike. The overpass will feature two lanes in each direction and a multi-use pathway connecting neighbourhoods to jobs, schools, and local services. Preparations such as utility relocation and tree clearing are already underway, with full construction expected to begin in January 2026. Once complete, this link will greatly improve east–west access across the region, relieving traffic and promoting smoother flow between residential zones and major routes.

These developments signal Surrey’s dedication to keeping pace with urban growth and business demand. With major employers and retailers, including a proposed Costco store at 164 Street and 20 Avenue, showing strong interest in the area, improved transportation will play a crucial role in shaping future opportunities.

For those watching South Surrey’s growth or exploring nearby property investments, now is the time to get ahead — reach out to Jared Gibbons to learn how these new infrastructure upgrades could influence your next real estate move.

After years of record growth, British Columbia’s housing market is showing clear signs of a slowdown. Through September 2025, conditions in the Lower Mainland remained subdued. MLS® home sales reached 2,783 units, the same level as last year, marking a 2% monthly decline once adjusted for seasonal factors. High mortgage rates and elevated prices, paired with ongoing economic uncertainty, have restrained demand, pushing activity to levels unseen since 2022. Year-to-date, transactions are down 12%, on track for a 10% annual drop — the weakest pace since 2000, largely driven by slower sales in the Fraser Valley.

Population shifts and changing immigration patterns are influencing BC’s housing activity. This report covers what slowing growth means for pricing, demand, and long-term trends.

Despite this, inventory remains elevated. Active listings rose 15% year over year, keeping the sales-to-active listings ratio firmly in buyer’s market territory at just 10.7%. Buyers have more choices but remain cautious, which continues to apply downward pressure on prices. The average home price in September stood at $1.166 million, flat from August but 1.1% lower year over year. While detached and townhouse prices have held relatively steady, apartments face stronger headwinds due to a surge of unsold new units. Analysts anticipate further price corrections in the coming months, even as possible interest rate cuts could provide partial relief.

A key factor shaping this shift is slowing population growth. For the first time in over a decade, B.C.’s population declined in Q2 2025 — dropping 0.04% to 5.7 million residents. This reversal follows three years of rapid expansion, driven previously by record non-permanent resident migration, which peaked at 532,000 in October 2024 but fell to 504,000 by July 2025. Decreases in work and study permit holders, combined with net emigration losses, contributed to the overall decline.

As population growth slows and housing supply builds, B.C. is entering a period of market restraint that could reshape both real estate and economic momentum in the province. For insights on how to navigate this evolving market — whether buying, selling, or investing contact Jared Gibbons for expert guidance and a personalized strategy.

The City of Surrey is advancing two major items for consideration at the Council meeting on Monday, October 20, 2025 — a proposed new Costco Wholesale Canada store in South Surrey and planned upgrades to the 24th Avenue interchange. Both projects demonstrate Surrey’s commitment to supporting continued economic growth and transportation infrastructure that meet the needs of residents and businesses.

The first initiative centers on a land-use application from Costco Wholesale Canada for a second Costco location in South Surrey, one of the region’s fastest-growing communities. The proposal will receive first and second readings as part of the Council’s land-use agenda, before proceeding to a public hearing that will allow residents to share feedback. Mayor Brenda Locke noted that the application reflects strong confidence from major employers investing in Surrey’s expanding economy.

Also under review is a corporate report detailing planned improvements to the 24th Avenue overpass, developed jointly with the Province of British Columbia. The project includes new access and egress to Highway 99, designed to reduce congestion and enhance connectivity throughout South Surrey. Mayor Locke emphasized that by partnering closely with the Province, the City is advancing critical infrastructure that improves traffic flow, safety, and mobility in one of Surrey’s key transportation corridors.

Together, these proposals mark a significant step in Surrey’s broader plan for strategic growth and sustainable development. If approved, both projects will enhance the city’s livability and reinforce Surrey’s reputation as one of B.C.’s leading economic centres.

📲 Stay informed on Surrey’s latest development updates and real-estate trends with Jared Gibbons — your trusted resource for insights into local growth and investment opportunities.

A rare opportunity just got even better. This stunning 2-bed, 2-bath condo at Hayer Town Centre in Willoughby Heights has just seen a $20,000 price drop, now listed at $729,000. Combining modern finishes, urban walkability, and Langley’s fastest-growing community, this home is designed for those who value both lifestyle and long-term value.

This newly priced condo at Hayer Town Centre sits within one of Langley’s most desirable and fast-growing neighbourhoods, offering buyers the ideal mix of urban convenience and modern design. Willoughby Heights continues to attract strong demand thanks to its walkable layout, boutique retail spaces, and easy access to schools, parks, and commuter routes. With new developments, expanding amenities, and consistent market growth, the area appeals to professionals, downsizers, and investors seeking long-term value in a vibrant master-planned community.

The home’s attention to detail shows in every corner — from the quartz countertops and stainless-steel appliances to the air-conditioning system that keeps things comfortable all year long. Add to that a secure parking spot, storage, and access to elegant rooftop amenities, and this unit offers more than just convenience — it offers a complete lifestyle upgrade.

Residents of Hayer Town Centre enjoy access to beautifully designed common spaces, including a rooftop social lounge, outdoor fire pits, and a dog-friendly park area. The community brings together over 338 homes and 35,000 sq ft of boutique retail and dining, creating a vibrant mini-neighbourhood right at your doorstep.

This newly priced condo at Hayer Town Centre sits within one of Langley’s most desirable and fast-growing neighbourhoods, offering buyers the ideal mix of urban convenience and modern design. Willoughby Heights continues to attract strong demand thanks to its walkable layout, boutique retail spaces, and easy access to schools, parks, and commuter routes. With new developments, expanding amenities, and consistent market growth, the area appeals to professionals, downsizers, and investors seeking long-term value in a vibrant master-planned community.

Located minutes from major routes and shopping, this address offers the perfect balance between modern living and everyday ease. Whether you’re a first-time buyer, investor, or downsizer, this new price represents one of the best opportunities in Langley right now.

With major upgrades in infrastructure, increased walkability, and ongoing residential and commercial development, Willoughby Heights continues to outperform many surrounding Fraser Valley neighbourhoods. Its strong market fundamentals—combined with this condo’s recent price reduction—make this listing an exceptional opportunity for buyers looking to enter a high-growth community. For those wanting easy access to shopping, recreation, transit, and top-rated schools, Hayer Town Centre remains one of the most compelling choices in Langley.

Nearby Amenities

• Willoughby Town Centre – shops, cafés & fitness

• Langley Events Centre

• Local Parks and Trails

📲 Contact Jared Gibbons to schedule your private tour or to learn more about this new price opportunity in Langley.

<h2>October Events & Things to Do in Langley</h2>

Looking for something to do in Langley this October? From breakfast meetups and film festivals to bluegrass nights and volunteering opportunities, there’s plenty happening across the city. Here’s your roundup of the top community events and ways to get involved.

Langley continues to shine as one of the Fraser Valley’s most community-focused cities, offering residents countless ways to connect, learn, and give back. Whether you’re drawn to creative arts, live entertainment, or meaningful volunteer work, October is packed with events that bring neighbours together. From long-standing traditions like the Langley Leader Prayer Breakfast to vibrant cultural celebrations and live music nights, the city’s calendar reflects the diversity and spirit that make Langley such a sought-after place to live.

For those looking to get more involved, Langley’s rich network of clubs, workshops, and volunteer programs provides opportunities for all ages and interests. Residents can join a local choir, explore their creativity in art groups, lend a hand through community harvest programs, or support wildlife rehabilitation efforts. These ongoing initiatives not only strengthen community ties but also highlight the compassionate and collaborative nature of Langley’s residents.

<h2>Featured October Events in Langley</h2> <h3>🌅 Langley Leader’s 31st Annual Prayer Breakfast</h3>

Date: Friday, Oct. 17 | Time: 7 a.m. | Location: Langley Events Centre, 7888 200 St
Join the community for the 31st annual Langley Leader Prayer Breakfast, featuring Korean-American businessman Peter Chung as guest speaker and Stockwell Day as emcee.
🎟️ Tickets $40 | langleyprayerbreakfast.ca

<h3>🍷 The Big Social</h3>

Date: Saturday, Oct. 18 | Time: 6 p.m. (5 p.m. VIP) | Location: The Koop, 23921 68 Ave
This lively evening supports Big Brothers Big Sisters of Langley. Expect local tastings, food trucks, live music, raffles, and prizes.
🎟️ Tickets $85 GA / $125 VIP via Eventbrite

<h3>🎬 Langley City Film Festival</h3>

Date: Saturday, Oct. 18 (11 a.m.–3 p.m.) | Location: Langley Community Music School
Celebrate film, sound, and nature through screenings and workshops exploring The Emotion of Sound and The Natural Environment.
🎟️ $15 Adults | $5 Youth | Workshops for ages 12–24 on Oct. 15 and 17 | langleycity.ca

<h3>🎶 The Unfaithful Servants & Shari Ulrich</h3>

Date: Saturday, Oct. 18 | Time: 8 p.m. | Location: Bez Arts Hub
An unforgettable night of live folk and roots music at one of Langley’s best venues.

<h3>🍇 Grape Stomp for Charity</h3>

Date: Saturday, Oct. 18 | Time: Noon to evening | Location: Township 7 Winery
Compete in the annual Grape Stomp, raising funds for the Pacific Riding for Developing Abilities (PRDA).
👣 $80 per duo | $240 team (up to 6) | Prizes for best costumes & team spirit. Food truck on site!

<h3>🎭 Very Very Improv Comedy Night</h3>

Date: Monday, Oct. 20 | Time: 8 p.m. | Location: Bez Arts Hub
Enjoy a night of quick-witted laughter with Langley’s own Very Very Improv troupe.

<h3>🇱🇦 Latin Heritage Month Celebration</h3>

Date: Wednesday, Oct. 22 | Time: 11 a.m.–6 p.m. | Location: Station House Cafe, 20339 Douglas Cres
Celebrate Latin Heritage Month with food, music, and community at this monthly Village Cafe Series event hosted by Langley City Hall.

<h2>Ongoing Community Groups & Clubs</h2> <h3>☕ Langley Willoughby Women’s Institute</h3>

When: First Thursday each month (10:30 a.m.) | Location: Willoughby Hall, 208 St & 83 Ave
Meet local women of all ages for community support and guest speakers. Membership $15 per year. Info: Toni 604-532-9120.

<h3>🎵 Join a Local Choir or Music Group</h3>

Peace Arch Chorus: Women’s a-capella group rehearsing Wednesdays 7 p.m. (Langley Presbyterian Church).
First Capital Chorus: Mixed four-part harmony ensemble open to all ages (Thursdays 7 p.m., Willoughby Church Hall).
Opus One Women’s Choir: Non-audition community choir (Wednesdays 7–9 p.m., Langley Secondary). Email opusonewomenschoir@gmail.com.

<h2>Volunteer Opportunities in Langley</h2> <h3>🌾 Volunteer & Community Initiatives</h3>

Community Harvest Program: Help harvest produce for families in need with the Langley Environmental Partners Society.
Penny Pincher Thrift Store: Volunteers needed at 20560 Fraser Hwy to support Langley Memorial Hospital.
Langley Meals on Wheels: Volunteer two to three hours a week for meal delivery and kitchen help.
Critter Care Wildlife Society: Seeking volunteers and donations of food and towels for rescued animals.

<h2>Workshops, Clubs & Interest Groups</h2> <h3>🧘‍♀️ Clubs, Groups & Workshops</h3>

From the Langley Chess Club to the Aldergrove Art Club, there’s a group for every interest: gardening, quilting, poker, support groups, men’s meetups, and more. Check out clubs like Langley Quilters Guild, Probus Club of Maple Ridge, and the Langley Camera Club.

<h2>Free Library Events (FVRL)</h2> <h3>📚 Library Highlights — Free Events by Fraser Valley Regional Library</h3>

Langley’s libraries are hosting a range of activities this month — from a chronic pain self-management workshop (Aldergrove Library) to craft swaps, book clubs, LEGO building clubs, and toddler storytimes at branches like Muriel Arnason, Murrayville, and Brookswood.
👉 Full schedule at fvrl.me/events

<h2>Markets & Ongoing Local Events</h2> <h3>🥕 Markets & Ongoing Events</h3>

Fort Langley Farmers Market: Saturdays 9 a.m.–3 p.m. through Dec 6 at 9025 Glover Rd.
Old-Time Dance & Ceilidh Celebrations: Live music and social dances at the OAP Heritage Hall and Aldergrove OAP Hall.
Valley Bluegrass Music Society: Friday performances at St. Andrew’s Church, 9025 Glover Rd.

<h2>Discover, Connect & Celebrate in Langley</h2>

Families and newcomers can also enjoy a full lineup of free and low-cost events hosted by Fraser Valley Regional Library branches and community halls across Willoughby, Murrayville, Brookswood, and Aldergrove. From farmers markets and craft swaps to storytimes, book clubs, and lively bluegrass performances, Langley offers something happening every week. It’s this consistent rhythm of connection, culture, and local pride that makes Langley one of the most welcoming and active communities in Metro Vancouver.

Whether you’re interested in volunteering, learning something new, or enjoying live entertainment, Langley offers endless ways to connect and grow with your community. Make this month one to remember — get out, get involved, and experience all the warmth Langley has to offer.

The Langley real estate market remains highly active this week, drawing strong buyer engagement across multiple neighborhoods.
According to our latest October 2025 REW performance report, these are the homes generating the most online interest right now. The data highlights where local demand is strongest and which Langley communities are trending with buyers.

Langley’s online home-search activity continues to reflect the city’s strong appeal for families, investors, and move-up buyers. Neighbourhoods like Brookswood, Walnut Grove, and Willoughby consistently dominate search traffic thanks to their blend of schools, green space, and commuter convenience. The latest REW performance data shows that buyers are prioritizing homes with larger lots, renovated interiors, and proximity to amenities—clear indicators of what features are currently driving demand across Langley.

Impressions: 117,092 (people saw Jared’s listings in search results)

1. Total Page Views: 1,062 (1,035 listing pages + 27 profile views)

2. Leads Generated: 1 new client lead this month

This activity highlights how Langley remains one of the hottest markets in the Fraser Valley, especially for detached homes and family-friendly neighborhoods.

Most Viewed Listings in Langley

Here are the properties that received the highest number of online views this week:

• 20264 27th Avenue

  Spacious Brookswood Langley home on 2.44 acres with 3 beds, 2 baths, and subdivision potential

  👉 View Full Listing

• 4 20292 96th Avenue

  Townhouse #4, 20292 96 Avenue, Langley BC, 3 beds | 3 baths | ~1,555 sq ft in a well-maintained complex, close to schools, transit & amenities.

  👉 View Full Listing

• 128 Springfield Drive

  Modern 3 bed, 3 bath townhome in Walnut Grove featuring an open layout, private garage, and a central location near schools, parks, and shopping.

  👉 View Full Listing

• 19740 68th Avenue

  Beautiful 4 bed, 3 bath Langley home with modern finishes, private yard, and prime location near schools, shopping, and transit.

  👉 View Full Listing
  

• 8883 Hudson Bay Street

  Modern 4-bed rancher in Fort Langley — 1,772 sq ft on a ~9,768 sq ft lot, with open-concept layout, high-end finishes, and western-exposure backyard

  👉 View Full Listing

This surge in digital interest also highlights how competitive the market has become, especially for detached homes and modern townhouses. Properties that offer lifestyle value—such as walkable locations, access to transit, and updated floor plans—are generating the highest number of views and inquiries. When listings attract thousands of impressions and steady engagement, it signals strong buyer confidence and a market that remains active even as conditions shift seasonally.

For homeowners considering a move, this momentum represents a valuable advantage. High visibility on platforms like REW translates directly into stronger showing activity and more qualified buyers. Partnering with a Realtor who understands how to maximize online exposure is essential, and Jared Gibbons continues to lead the way with targeted marketing strategies that keep Langley listings front and center. Whether you’re entering the market or planning ahead, staying informed about buyer trends can help you make smarter real estate decisions.

What This Means for Buyers & Sellers

For Buyers: These top-performing listings show where the competition is strongest. If you’re actively searching in Langley, stay prepared — well-priced homes are moving fast when they hit the market.

For Sellers: If your property shares similar features or location, this is a clear indicator that buyer demand is high. It could be the ideal time to list and take advantage of strong market activity.

Partner With Jared Gibbons

As one of Langley’s most viewed Realtors, Jared Gibbons knows how to make listings stand out online and in person. Whether you’re buying, selling, or just exploring your options, Jared’s local expertise and results-driven marketing will help you reach your real estate goals.

📲 Contact Jared Gibbons today to get started on your Langley real estate journey.

The Langley real estate market continues to attract strong buyer attention. Based on our September 2025 REW performance reports, here are the homes that captured the most interest online this month. These insights show where buyers are looking and which neighborhoods are in demand.

Market Overview – September 2025

•  Impressions: 146,535 (people saw Jared’s listings in search results)

• Total Page Views: 1,416 (1,388 listing pages + 28 profile views)

• Leads Generated: 1 new client lead this month

This activity highlights how Langley remains one of the hottest markets in the Fraser Valley, especially for detached homes and family-friendly neighborhoods.

Most Viewed Listings in Langley

Here are the properties that received the highest number of online views in September:

• 4657 208a Street

  3 bed, 2 bath family home with private yard, ample parking, and close to schools, parks, and shopping.

  👉 View Full Listing

• 26446 32a Avenue

  Spacious 4 bed, 3 bath home in Aldergrove with a private backyard, ample parking, and close to schools, parks, and shopping.

  👉 View Full Listing

• 4 - 20292 96th Avenue

  Modern 3 bed, 3 bath townhome in Walnut Grove featuring an open layout, private garage, and a central location near schools, parks, and shopping.

  👉 View Full Listing

• 20010 50th Avenue

  Charming 3 bed, 2 bath Langley home on a spacious lot with a private yard, garage parking, and easy access to schools, parks, and shopping.

  👉 View Full Listing

• 19740 68th Avenue

  Beautiful 4 bed, 3 bath Langley home with modern finishes, private yard, and prime location near schools, shopping, and transit.

  👉 View Full Listing

What This Means for Buyers & Sellers

• For Buyers: These high-interest listings give a good snapshot of the competition. If you’re shopping in Langley, be ready to move quickly when a home catches your eye.
  

• For Sellers: If your home is in a similar neighborhood or style, this is a clear signal that buyers are actively searching. Now may be the right time to list.
  

Work With Jared Gibbons

As one of the most viewed Realtors in Langley, Jared Gibbons understands what makes homes stand out. Whether you’re buying your first home or planning to sell, Jared can help you achieve your goals with proven marketing strategies and local expertise.

📲 Contact Jared Gibbons to start your Langley real estate journey today.

Surrey’s road network could soon see major improvements as city council votes tonight on a new package of intersection upgrades in both North and South Surrey.

A corporate report from Scott Neuman, Surrey’s general manager of engineering, recommends awarding a $3,395,516.25 contract to Crown Contracting Ltd. for construction. Council will also be asked to set a spending limit of $3,651,067.88 to cover the full scope of work at two key intersections: King George Boulevard and 108 Avenue in North Surrey, and 148 Street and 16 Avenue in South Surrey.

Along with the primary construction contract, staff recommend additional consulting agreements. McElhanney Ltd. would receive $92,961.75 (limit $102,260) for the north project, while R.F. Binnie & Associates Ltd. would be awarded $39,406.50 (limit $43,350) for the south project.

At King George Boulevard and 108 Avenue, improvements include dual northbound and southbound left-turn lanes to reduce congestion, as well as a redesigned pedestrian island to shorten crossing distances and improve sightlines for turning vehicles. The project also incorporates utility coordination, including installation of ducting for undergrounding BC Hydro 3-phase wiring to support City Centre’s ongoing beautification efforts.

Meanwhile, the 148 Street and 16 Avenue project will rebuild the traffic signal to enhance traffic flow and safety. If approved, construction will run from 7 a.m. to 10 p.m., Monday through Friday, starting in October and scheduled for completion by February.

These upgrades mark another step in Surrey’s commitment to easing congestion, improving safety, and investing in infrastructure for a growing city.

📞 Want to learn more about Surrey’s latest infrastructure upgrades and how they may impact local real estate? Contact Jared Gibbons today to get expert insights and guidance.

Welcome to this beautifully maintained split-level family home in the heart of Langley. Offering over 2,000 square feet of living space, this 4-bedroom, 3-bathroom residence sits on a generous 6,000+ square foot lot and provides both comfort and practicality for modern family living.
This split-level Langley home blends character, space, and a generous lot size that’s ideal for families or investors. The versatile layout provides multiple living areas and a yard with endless potential.

The main level features a bright living room with large windows and a cozy fireplace, creating a warm and inviting atmosphere. The dining area flows seamlessly into the updated kitchen, which is equipped with stainless steel appliances, modern cabinetry, and access to the backyard, making it ideal for both everyday living and entertaining.

Upstairs, you’ll find three well-sized bedrooms, including a primary suite complete with its own ensuite bathroom. The lower level offers a versatile rec room, an additional bedroom, and walk-out access to the backyard, perfect for guests, teenagers, or a home office setup.

Outside, the private, fully fenced backyard provides space for children, pets, and gatherings with friends. Mature landscaping and a covered patio create a perfect balance of privacy and outdoor enjoyment. A double garage and extended driveway ensure ample parking for multiple vehicles.

Located in a quiet, family-friendly neighborhood, this home is close to schools, parks, and essential amenities. With its thoughtful updates, spacious layout, and ideal location, 4657 208A Street is an excellent opportunity for families looking to settle in Langley.

Nearby Amenities

• Blacklock Fine Arts Elementary

• Newlands Golf & Country Club

• Willowbrook Shopping Centre

• Langley Memorial Hospital

This split-level home in Langley’s Uplands/Murrayville corridor offers spacious living, a large lot, and access to some of the area’s most established residential amenities. Properties of this style continue to attract buyers seeking mature neighbourhoods with larger yards, functional family layouts, and proximity to top schools, parks, and recreation centres.

Langley’s detached market remains competitive as buyers look for properties that combine lot size, privacy, and upgrade potential. Split-level homes provide desirable separation of living spaces, making them well-suited for families needing flexibility, home office options, or multi-use rooms.

Homes with modern updates, improved mechanical systems, and strong curb appeal outperform dated properties, especially in well-established communities.

📞 If you’re looking to buy or sell a home in Langley, contact Jared Gibbons today to start the conversation about your real estate goals.

This week’s most-viewed homes clearly highlight the neighbourhood features today’s buyers value most: practical floor plans, updated interiors, proximity to amenities, and communities with long-term growth potential. As interest stays high across multiple pockets of Langley, competition remains steady—making it an ideal time for sellers to showcase their homes and for buyers to stay alert to new opportunities. For expert guidance tailored to your neighbourhood, goals, and price point, reach out to Jared Gibbons for local insight and private showings.

19983 48a Avenue – Langley- 4-bed, 3-bath, ~2,021 sq. ft. - family home in central Langley City. Roomy main living areas and a practical bedroom count for growing families, with quick access to parks, schools, and everyday shopping.

3799 196a Street – Langley (Brookswood) - 5-bed, 3-bath, ~2,463 sq. ft. - on a generous 106×120 ft lot. Classic Brookswood setting with plenty of outdoor space and a versatile floor plan close to trails, community amenities, and commuter routes.

128 Springfield Drive – Langley (Aldergrove) - 4-bed, 2-bath, ~1,473 sq. ft. - detached home in a friendly Aldergrove pocket. Smart layout for day-to-day living, with easy access to local schools, parks, and village shops.

4-20292 96 Avenue – Langley (Walnut Grove) - 4-bed, 4-bath, ~2,585 sq. ft. - in sought-after Walnut Grove. Larger square footage supports comfortable living and entertaining, near top-rated schools, trails, and Hwy 1/Golden Ears connections.

21-21267 83a Avenue – Langley (Willoughby) - 4-bed, 4-bath, ~2,604 sq. ft. - home on a corner-style lot. Great bedroom count and flexible space in one of Langley’s fastest-growing, amenity-rich communities.

205 Davis Crescent – Langley City - 5-bed, 2-bath, ~1,755 sq. ft. - on a ~30×117 ft lot. Practical layout with plenty of rooms for family, guests, or a home office—close to parks, schools, and everyday conveniences.

3224 272b Street – Langley (Aldergrove) - 4-bed, 3-bath, ~2,083 sq. ft. - detached home. Solid interior space for living and hosting, with quick links to shopping corridors and Fraser Highway.

6124 264 Street– Langley (Glen Valley) - 7-bed, 5-bath, ~3,292 sq. ft. - home in scenic Glen Valley. Bigger bedroom count fits multi-generational living or work-from-home setups, with a peaceful, country-style vibe yet access to major routes.

9286 212 Street– Langley (Walnut Grove) – Langley (Walnut Grove)- 3-bed, 2-bath, ~1,260 sq. ft. on a ~54×109 ft lot. Well-scaled detached living in a high-demand school catchment, minutes to recreation, parks, and commuter access.

23072 Muench Trail–Langley (Fort Langley) - 4-bed, 4-bath, ~3,051 sq. ft. - in historic Fort Langley. Larger square footage for comfortable entertaining plus quick strolls to village cafés, river paths, and boutique shops.

26-7298 199a Street – Langley (Willoughby) - 3-bed, 3-bath, ~1,508 sq. ft. - townhouse in a commuter-friendly location. Generous main-floor living and a smart bedroom layout close to schools, parks, and retail hubs.

23-6513 200 Street – Langley (Willoughby / Willowbrook area) - 3-bed, 3-bath, ~1,366 sq. ft. - townhouse. Balanced size for first-time buyers or downsizers, with easy access to Willowbrook shopping, transit, and dining.

21350 89 Avenue – Langley (Walnut Grove) - 4-bed, 3-bath, ~2,260 sq. ft. on a ~59×88 ft lot. - Family-ready home near parks and rec, with the bedroom count and yard space many buyers want in Walnut Grove.

7699 210 Street – Langley (Willoughby) - 7-bed, 6-bath, ~4,288 sq. ft. detached home offering substantial space. A great match for larger households who want proximity to new schools, shops, and quick highway connections.

5144 235 Street – Langley (Salmon River) - 3-bed, 2-bath, ~1,797 sq. ft. on a large ~204×232 ft lot. Desirable rural-suburban setting that balances elbow room with quick access to Langley amenities.

22990 70a Avenue – Langley (Willoughby) - 6-bed, 3-bath, ~3,009 sq. ft. detached home. Bigger-home living in a semi-rural corridor—space to spread out while staying near major routes and services.

208 - 22022 49th Avenue – Langley City (Murrayville area) - 2 bed · 1 bath · 752 sq ft - Tastefully updated with laminate flooring, crown moulding, brand-new stainless appliances and full-size washer/dryer; refreshed bath; plus a generous ~149-sq-ft balcony overlooking private greenery

4722 217a Street – Langley (Murrayville) ~1 acre: 9 bed · 7 bath · 5,041 sq ft with pool, outdoor kitchen, theatre, triple+tandem garage & RV parking, plus 2-bed suite and 2-bed in-law.

10 - 19913 70th Avenue – Langley (Willoughby) - 3 bed · 3 bath · 1,489 sq ft updated townhome with fresh paint, new flooring/carpet, quartz counters, pot lights and gas range; bright open kitchen walks out to a private patio/yard; quiet spot in the complex, close to schools, parks and transit.

20850 48th Avenue – Langley City (Murrayville/Newlands area)- 4 bed · 2 bath · split-entry on 8,000 sq ft lot — oversized primary (approx. 20'2″×16'10″) with a private balcony, suite potential (separate entry + 3-pc bath), double garage + long driveway, and mature trees for privacy; updates include 2008 roof, 2004 furnace, and 2025 hot-water tank. Handy to Newlands Golf, Willowbrook, and the future SkyTrain

20952 94b Avenue – Langley (Walnut Grove) - 3 bed · 2 bath · ~1,900 sq ft on 5,008 sq ft lot (52×96) — main floor offers a bright living/dining area with a stone fireplace, kitchen with eating nook and walkout to the back deck; lower level has 700+ sq ft of unfinished, full-height space ideal for a future suite, rec room, or extra bedrooms.

8883 Hudson Bay Street– Langley (Fort Langley) - 4 bed · 2 bath · 1,772 sq ft (1973) on ~9,768 sq ft lot — Fort Langley rancher with open main living, gas fireplace, and front-access/RV parking; walkable, village-location appeal.

8870 Bartlett Street– Langley (Fort Langley) - 4 bed · 3 bath · 3,794 sq ft on 66×147 ft lot modern barn-style custom home (“NOIR” by Midland Premium Properties, design by Rose & Funk) with a wide-open main, chef’s kitchen (Thermador appliances, Calacatta marble backsplash, custom blackened/waxed steel hood), detached garage and a sauna.

19740 68th Avenue – Langley (Willoughby Heights) - 4 bed · 2.5 bath · 2,008 sq ft. Willoughby Heights vaulted living room flows to a bright kitchen/dining with stainless appliances, granite counters, island and deck; XL primary bedroom with south views

Langley’s housing market continues to attract a diverse range of buyers looking for family-friendly neighbourhoods, strong school catchments, and convenient commuter routes. Interest remains particularly high in communities like Willoughby, Walnut Grove, Brookswood, and Fort Langley—areas known for their mix of modern developments, established streets, and access to shops, parks, and transit. The consistent engagement across detached homes, townhomes, and acreages reflects Langley’s broad appeal, whether buyers prioritize yard space, walkability, or proximity to major corridors like Highway 1, Fraser Highway, and 200 Street.

The variety of listings gaining traction this week shows just how dynamic the region has become. Larger detached homes in Brookswood and Murrayville stand out for their spacious lots and multi-generational potential, while properties in Walnut Grove draw attention from families seeking top-rated schools and quick commuter access. Willoughby continues to be one of Langley’s fastest-growing hubs, with modern townhomes and newly built detached homes appealing to buyers who want convenience, newer construction, and access to expanding retail and transit options—including the future SkyTrain extension. Even niche areas like Glen Valley and Fort Langley maintain strong demand thanks to their unique blend of privacy, natural scenery, and village-style living.

These are the homes Langley buyers are watching most right now. If one caught your eye—or you want a tailored list of similar properties— 📞contact Jared Gibbons for private showings, pricing strategy, and neighbourhood insight. Let’s find the right place in Langley.

The Bank of Canada’s rate adjustment to 2.50% continues to influence homebuyer activity across South Surrey. Read the official Bank of Canada release here. Lower borrowing costs increase affordability, driving stronger engagement from first-time buyers, upsizers, and investors. Rate reductions historically correlate with increased sales volume, reduced days on market, and improved buyer confidence — trends already visible in several South Surrey submarkets.

Neighbourhoods such as Grandview, Morgan Creek, and Sunnyside Park typically respond quickly to rate changes due to higher buyer demand and limited inventory. Lower mortgage rates also enhance purchasing power, allowing buyers to explore larger homes, new construction opportunities, and properties in premium locations.

For home buyers and sellers in South Surrey and Langley, this rate cut could directly affect affordability, mortgage rates, and overall real estate activity. As your trusted South Surrey Realtor, here’s what you need to know.

Why Did the Bank of Canada Lower Rates?

The Bank of Canada made this move to support the economy as growth slows:

• Global slowdown – US tariffs and trade tensions are weighing heavily on Canadian exports.

• GDP decline – Canada’s economy shrank by 1.5% in Q2, with exports falling 27%.

• Job market softening – The unemployment rate rose to 7.1%, with weaker hiring across many sectors.

• Stable inflation – CPI inflation is 1.9%, while core inflation is about 2.5%, giving the Bank flexibility to act.

What Does This Mean for South Surrey & Langley Real Estate?

1. Lower borrowing costs – Homeowners with variable-rate mortgages or lines of credit may see reduced monthly payments.

2. Improved buyer confidence – More affordable financing could encourage buyers who were waiting on the sidelines.

3. Increased market activity – Sellers may benefit from stronger demand in desirable communities such as Grandview Corners, Brookswood, White Rock, and South Surrey condos.

Whether you’re considering luxury homes, presale opportunities, or townhomes in South Surrey or Langley, understanding how interest rates affect affordability is key.

What to Watch Next

• Future Bank of Canada rate decisions throughout 2025

• How quickly the job market stabilizes

• The impact of reduced tariffs and trade issues on Canadian exports

• The direction of core inflation in the months ahead

Stay updated directly through the Bank of Canada.

How Jared Gibbons Can Help

As a local South Surrey Realtor Jared can help you:

• Understand how today’s 2.50% rate cut impacts your mortgage options

• Explore the best new construction and presale homes in South Surrey

• Strategically market and sell your property in a shifting interest-rate environment
  

📩 Contact Jared today to discuss how the Bank of Canada’s latest move could influence your buying or selling plans.

Surrey’s real estate market is buzzing — and these homes are getting the most attention right. From family-sized detached houses to modern condos and lifestyle properties, here are the listings buyers can’t stop clicking.

Featured homes

15170 Beachview Avenue – White Rock (East Beach area) — 4 bed · 3 bath · ~2,282 sq ft — renovated 2-storey beach house (1974) with open-concept kitchen/living and island, balcony with ocean views, fenced low-maintenance yard (artificial turf), and extra pad parking for two.

10 - 15065 58th Avenue – Surrey (Sullivan Station) -3 bed · 2.5 bath · 1,573 sq ft — three-level Springhill townhome in Sullivan Station (built 2001) featuring a bright open-concept kitchen with SS appliances & bar seating, two bedrooms up plus a lower flex/3rd bedroom that opens to a south-facing fenced patio, a balcony off the main, and a private garage with EV charger plus driveway parking.

205 - 1531 Merklin Street – White Rock (Central) — 2 bed · 2 bath · 1,126 sq ft — bright corner home in Berkley Court (1981) with in-suite laundry, 1 secure parking stall, and a super walkable location steps to shops, restaurants, amenities, and transit

18863 64a Avenue – Surrey (Cloverdale – Hillcrest) - 6 bed · 4 bath · 3,136 sq ft (1996) on 6,534 sq ft lot — quiet cul-de-sac home with an ~1,200-sq-ft in-law suite, new main-floor laundry, hot-water-on-demand, Poly-B replaced, newer furnace & roof, A/C, and new blinds; close to Hillcrest Elementary, Salish Secondary & Willowbrook Mall.

15453 108th Avenue – Surrey (Fraser Heights) - 5 bed · 4.5 bath · 3,472 sq ft (2018) — two-level Fraser Heights home on a quiet cul-de-sac with built-in A/C, double-glazed windows for sound control, bright open living, ample parking, and quick access to Hwy 1.

13044 14th Avenue – Surrey (Ocean Park Village) - 3 bed + den · 2 bath · 2,265 sq ft (1963) rancher w/ loft in Ocean Park Village — vaulted ceilings, multiple skylights, quartz kitchen, fresh interior/exterior paint; main-floor primary overlooking gardens; gas fireplace; loft bedroom with peek-a-boo ocean view, sauna & walk-in closet; 8,052 sq ft lot (66×121) on a quiet no-through street.

327 171a Street– Surrey (Pacific Douglas – South Surrey) - 5 bed · 4.5 bath · 3,387 sq ft (2015) — Craftsman home in Pacific Douglas with a chef’s kitchen (white shaker cabinets + pantry), open living with fireplace, 4 bedrooms up including a luxe primary ensuite + walk-in, and a lower-level media/games room with bar. Enjoy a covered patio, garden, and a 3,957 sq ft lot.

17804 60th Avenue – Surrey (Cloverdale)- 5 bed · 2 bath · 2,162 sq ft (1982) on 7,104 sq ft lot — split-entry home with a 2-bedroom basement suite (mortgage helper), bright main living, fenced yard, lane access with RV/extra parking; close to Cloverdale parks, shops, and transit.

48 - 18828 69th Avenue – Surrey (Clayton – Cloverdale) - 3 bed · 2 bath · 1,485 sq ft (2004) — 3-storey Starpoint townhome in Clayton with a large kitchen, open living/dining, spacious bedrooms, balcony, and a 520-sq-ft tandem garage with extra storage; quiet location. Note: 50% share sale only.

13138 58a Avenue – Surrey (Panorama Ridge) - 7 bed · 5 bath · ~3,043 sq ft (2011) — Panorama Ridge family home with a bright open-concept main, chef’s kitchen (stainless), office/den, and a covered deck; upstairs offers 4 bedrooms including a walk-in primary, plus a fully finished basement with a 2-bed mortgage helper and separate entry.

907 Maple Street – White Rock (East Beach) - 3 bed · 3 bath · 2,125 sq ft (1992) on ~0.09 ac — reverse 2-storey near East Beach: entry level has 2 bedrooms + large rec room opening to a private patio/yard; upper main features a sunlit family room, dining, kitchen w/ eating nook, and the primary bedroom. Gas fireplace, radiant heat, and parking for 4 (detached/front access). Steps to promenade, pier, shops & transit.

15032 Swallow Drive – Surrey (Bolivar Heights – North Surrey) - 6 bed · 4 bath · 7,200 sq ft lot (Bolivar Heights) — split-entry layout with 3 bed/2 bath up, plus a 2-bed suite and bachelor suite down (separate entries); balcony, gas fireplace, and RV/extra parking; minutes to Hwy 1 & Guildford Town Centre.

304 - 13959 16th Avenue – White Rock (White Rock Village / Ocean Park border) - 1 bed · 1 bath · 630 sq ft (1988) — top-floor, west-facing home at White Rock Village with a large sunny balcony; rainscreened building with newer roof & thermal windows; 55+ (no pets), 1 underground parking + locker; amenities include rooftop deck (partial ocean view), clubhouse, library, workshop & exercise room; strata fee includes water/hot water.

5734 184b Street – Surrey (Cloverdale) - 4 bed · 3 bath · 2,353 sq ft (1988) on 7,098 sq ft lot — updated kitchen & baths, bright main-floor office/den, upstairs has 3 bedrooms + large games/flex room, fenced yard and attached garage on a quiet Cloverdale cul-de-sac.

6767 182a Street – Surrey (Cloverdale North) - 5 bed · 5 bath · ~2,994 sq ft (2014) — North Cloverdale two-storey with a bright open main (granite island kitchen + gas range), 4 bedrooms up, plus a self-contained 1-bed suite with separate entry; crown mouldings and a spacious laundry room.

2853 160a Street – Surrey (Grandview) - 5 bed · 4 bath · 2,477 sq ft (2012) on 2,691 sq ft lot — 2-storey w/ basement in Grandview Surrey; living area with gas fireplace, detached single garage with rear-lane access and a private yard; finished lower level has a 2-bed in-law suite with separate entry; near transit; school catchments: Morgan Elementary & Grandview Heights Secondary.

8623 141st Street– Surrey (Bear Creek Green Timbers) - 4 bed · 3 bath · 2,110 sq ft (1991) on ~8,200 sq ft lot — Bear Creek Green Timbers “Brookside Estates” two-level home with a spacious kitchen/family room that opens to a large backyard, updated primary ensuite, double garage + driveway parking, and a gas fireplace; handy to parks, schools, and transit.

15229 111a Avenue – Surrey (Fraser Heights / Guildford) - 5 bed · 4.5 bath · ~2,834 sq ft (two-level) on 7,200+ sq ft lot — modern finishings with glass staircase, stone counters, stainless appliances, and bar area; full kitchen & living rooms on both levels (great for multi-gen living); double garage + large driveway, plus a spacious backyard and deck.

14760 Upper Roper Avenue – White Rock (West Beach hillside) - 2 bed · 2 bath · 1,648 sq ft (1975) on 3,960 sq ft lot — reverse 2-storey hillside home with unobstructed ocean views, post-and-beam open plan, quartz/stainless kitchen with eating bar; primary opens to the lower deck and a spa-style bath (double vanity + soaker tub); big upper sundeck; updates: roof & gutters 2021, sliders & sundeck 2018; short walk to the beach/trail.

113 - 19433 68th Avenue – Langley (Willoughby Heights / Clayton border) - 2 bed · 2 bath · 1,046 sq ft (2015) — The GROVE, Clayton — bright 3-storey townhome with 9-ft ceilings, open-concept main, quartz/stainless kitchen with built-in desk, upstairs laundry, and a primary walk-in + ensuite. Private deck facing greenbelt; resort-style amenities (heated pool, gym, theatre, lounge, hockey room, clubhouse). Walk to Katzie Elementary, transit & shops.

✨ Each of these properties has earned significant views this week, showing what today’s Surrey buyers are really searching for. If you’re thinking about buying or selling, these trends highlight where demand is strongest.

📞 Contact Jared Gibbons today to explore Surrey homes and find the right property for your goals.

Construction of the Surrey-Langley SkyTrain elevated guideway is moving into a dramatic new phase. Less than a year since work began in November 2024, the project has launched its first launching gantries, massive specialized lifting machines designed to install the structure that will carry trains between Surrey and Langley.

Four Gantries, One Mission

The 16-kilometre Expo Line extension will rely on four launching gantries to build the elevated guideway, lifting more than 4,400 precast concrete guideway segments. Each segment weighs about 28 tonnes, manufactured at a dedicated precast facility in Campbell Heights.

These cranes are feats of engineering: each gantry is over 100 metres long and weighs more than 440 tonnes. With their caterpillar-like movement, they raise segments, set them into place, then inch forward to the next support column — repeating this cycle as part of the guideway segment installation.

Meet the Gantries

Each gantry has a unique name and assignment:

• Fleetwood Flyer – Starting at Bakerview–166 Street Station through Fleetwood to 152 Street Station, lifting more than 1,000 segments.

• Langley Launcher – Operating from Hillcrest–184 Street Station to Langley City Centre Station, responsible for 1,350 segments.

• Surrey Sprinter – Beginning soon at 152 Street Station, moving west to King George Station with 900 segments.

• Clayton Clipper – Launching later this year, handling 1,150 segments between Hillcrest–184 Street and Bakerview–166 Street.

Together, the Fleetwood Flyer, Langley Launcher, Surrey Sprinter, and Clayton Clipper will advance the project segment by segment until the full guideway is complete.

How They Work

The assembly and movement of each launching gantry is a carefully staged process. After assembly at its starting point, each gantry is tested, then begins active construction. Trucks deliver precast segments from the Campbell Heights plant, feeding the gantries as they lift each segment into place with a trolley crane and hydraulics.

As project officials explain: “The Surrey-Langley SkyTrain project is using four massive launching gantries to install over 4,400 precast concrete guideway segments along the 16 km Expo Line extension. The guideway segments, each around 28 tonnes, are being lifted into place by a trolley crane and hydraulics as part of the gantry assembly process.”

Looking Ahead

If construction stays on track, the gantries will complete their work by Summer 2027. Systems installation, station construction and testing will follow, with full Expo Line service between King George Station and Langley City Centre expected by the end of 2029.

When finished, commuters will enjoy fast connections: just 65 minutes from Langley City Centre to Waterfront Station, and only 22 minutes to King George Station.

For more on related infrastructure, see Infrastructure BC’s project page and B.C. Hydro’s support works.

📞 Interested in Surrey’s future growth and what projects like the SkyTrain extension mean for local real estate? Contact Jared Gibbons today to discuss your real estate goals.  

South Surrey could soon see its first supportive housing facility thanks to the efforts of Embrace Community Housing Society, a non-profit developer committed to creating long-term housing solutions for vulnerable residents. While the initiative has received encouragement from a local MP, it also faces zoning and land-use hurdles from the City of Surrey.

A Vision for Supportive Housing in the South

For years, most of Surrey’s supportive housing projects have been concentrated in the north, leaving the south without permanent resources. Recognizing this gap, Upkar Singh Tatlay, CEO and founder of Embrace Community Housing Society, set his sights on a parcel of land at 168 Street and 9 Avenue. The site—about one and a half times the size of a soccer field—is currently home to a single residence, bordered by trees and open land near The Hills at Portal Golf Club.

Tatlay’s plan is ambitious: a four- to six-storey building where the main floor would house health care, social services, and government resources, while the upper floors would provide supportive housing units. “We often get calls from social workers who are about to discharge people with nowhere to go,” Tatlay explained, highlighting the need for safe and stable housing, especially for seniors and youth.

Zoning Hurdles and City Concerns

Despite strong interest shown during community consultations, Surrey’s planning department raised concerns. The parcel is adjacent to the Agricultural Land Reserve, lacks municipal water and sewer connections, and is not zoned for supportive housing. City officials emphasized that these challenges add costs and require additional approvals.

Tatlay, however, believes the obstacles are solvable. “A lot of these things can be worked out, especially in an area facing a land crunch,” he said, noting that supportive housing is already an urgent priority across Metro Vancouver.

Political Support Emerging

The project gained traction recently when Ernie Klassen, newly elected MP for South Surrey–White Rock and a former White Rock city councillor, pledged his support. Klassen has long advocated for sustainable housing solutions and has already spoken with federal Housing Minister Gregor Robertson about potential funding.

“They are part of our community and I always felt like they belonged—this is their home,” Klassen said, emphasizing the need for wraparound services to help unhoused and mentally ill residents reintegrate into society. Klassen also acknowledged that the location isn’t ideal but added, “It could work, we could make it work.” If the federal government provides support, Tatlay said he would then approach the province and B.C. Housing for additional funding.

Why the Project Matters Now

The urgency has only grown as White Rock council decided not to reopen its daytime warming shelter this winter due to cost. For Tatlay and Klassen, this decision underscores the importance of securing a permanent supportive housing facility on the Semiahmoo Peninsula.

“I was the driving force for the warming shelter for years,” Klassen said. “If I can’t support it at that table anymore, then I’ll do it through other ways—because we need this here.”

Looking to discover real estate opportunities in South Surrey? 📞 Contact Jared Gibbons today.

The South Surrey and Langley real estate markets saw shifting conditions this past month as prices eased and inventory stayed high, creating more opportunities for buyers.

Market Overview 

Across the Fraser Valley, home sales dropped 22% from July and 13% compared to August 2024. Active listings remain elevated with over 10,400 homes available, pushing the sales-to-active listings ratio down to 9%, well into buyer’s market territory.

For buyers, this means more selection, less pressure, and room to negotiate. For sellers, it signals the need for competitive pricing to attract serious offers.

South Surrey & White Rock

• Sales: Detached home sales dropped 40% year-over-year, while townhome sales held steady and condo sales increased slightly.

• Prices: Detached homes posted a benchmark price of $1,795,500, down 8.7% from August 2024. Townhomes averaged $921,200 (-5.0%), and condos sat at $588,600 (-5.7%).

• Inventory: Listings grew 17–25% across all property types, giving buyers more choice.

South Surrey remains one of the region’s higher-priced markets, but with prices sliding and days on market extending, buyers are in a stronger position than they’ve been in years. Explore current listings: South Surrey homes under $1.8M.

Langley

• Sales: Detached sales dipped 4% compared to last year, while condo sales dropped sharply (-44%). Townhome sales actually increased by 14% year-over-year.

• Prices: Detached homes carried a benchmark of $1,590,800 (-3.4% year-over-year). Townhomes were at $848,100 (-4.1%), and condos came in at $589,500 (-3.6%).

• Inventory: Active listings surged across all property types, with condos up more than 30% compared to August 2024.

Langley’s balanced mix of detached, townhome, and condo inventory makes it attractive for a wide range of buyers, especially those seeking affordability compared to South Surrey. View available options here: Langley homes under $1.8M.

What This Means for Buyers and Sellers

• Buyers: Conditions clearly favour you. With rising inventory and softening prices, now is the time to explore options and make offers with confidence.

• Sellers: Pricing strategically is key. Homes that are priced in line with today’s market trends are the ones drawing attention and offers.

Both South Surrey and Langley are firmly in buyer’s market territory. Detached homes in South Surrey are seeing the steepest price corrections, while Langley’s townhouse segment shows relative resilience. Heading into fall, motivated buyers will have excellent opportunities to secure homes at more competitive prices.

For any questions about buying or selling in today’s market, please contact Jared Gibbons, your top local South Surrey & Langley Realtor.

The PNE Prize Home 2025 is officially here, and once again, Langley is the proud host of this highly anticipated lottery event. Located in the sought-after Willoughby community, this year’s show-stopping home combines award-winning craftsmanship, stylish interior design, and modern smart-home technology.

A $2.5 Million Grand Prize Home in Langley

Built by Miracon Developments, recently awarded Best Single-Family Builder of the Year at the 2025 HAVAN Awards, the 3,292 sq. ft. home is valued at $2.5 million. Interior design is by Brown & Co., with furnishings from Yaletown Interiors. Smart technology is powered by Samsung, with energy-efficient features supported by BC Hydro, plus a Husqvarna yard care package and an EV charger in the double garage.

Spacious Floor Plan with Luxury Features

The home offers three levels of stylish living space, including:

• 3 bedrooms and 3.5 bathrooms

• A private library and whisky-tasting room

• A legal two-bedroom basement suite for family or rental income

Located at 19619 76B Avenue on the Surrey-Langley border, the home blends convenience, style, and functionality—perfect for modern families.

Prize Home Tours Summer 2025

Visitors can tour the PNE Prize Home from July 12 to August 23. The house is open opening weekend (Saturday & Sunday) and every Saturday until August 23, between 10 a.m. – 2 p.m. Free tour tickets are available through TicketLeader.

More Prizes Beyond the Dream Home

The grand prize doesn’t stop at the home. Ticket buyers also have the chance to win incredible prizes, including:

• Chevrolet and Cadillac vehicles

• $10,000 cash prizes

• Holland America cruise vacations with bonus cash

• A Winnebago Micro Minnie trailer

• A Harley-Davidson Street Bob 2025

• A Beachcomber Hot Tub package

Plus, bonus draws throughout the summer offer even more chances to win, including cash and luxury cruise packages. The final Prize Home draw happens Sept. 1, 2025 at the PNE Fair.

Ticket Options for the 2025 PNE Prize Home Lottery

Lottery ticket bundles include:

• 2 tickets for $35

• 6 tickets for $80

• 15 tickets for $165

• 30 tickets for $285

Tickets can be purchased at pneprizehome.ca or by phone at 604-678-4663 / 1-877-946-4663 (toll-free). The call centre is open Monday–Friday 9 a.m. to 5 p.m., and Saturdays/holidays 9 a.m. to 3 p.m.

About the PNE

Founded in 1910, the Pacific National Exhibition (PNE) is a cornerstone of Vancouver entertainment, welcoming over 2 million annual visitors to cultural events, concerts, sporting events, and the famous PNE Fair. Revenues are reinvested into park space, community programs, and year-round attractions like Playland.

About Miracon Developments

Recognized across B.C., Miracon Developments continues to earn awards for quality homebuilding and community design. In addition to recent wins at the HAVAN and Georgie Awards, Miracon has been ranked as B.C.’s top customer service production builder for three consecutive years.

The City of Surrey has officially completed the long-anticipated Nicomekl River Bridge twinning, a key milestone in the $44.4-million 152 Street Upgrades project. This transformative infrastructure project delivers a new two-lane northbound bridge, widening 152 Street from two to four lanes between the Nicomekl and Serpentine rivers.

Key Improvements Along 152 Street

The upgrades are designed to improve safety, reduce congestion, and strengthen the corridor’s resilience against flooding. Highlights include:

• A new northbound bridge to expand traffic capacity.

• A multi-use path for walking and cycling.

• Upgraded transit shelters for riders.

• A raised roadway to enhance flood protection and withstand extreme weather.

Together, these enhancements support safer travel, improved connectivity, and more efficient movement of people, goods, and services along one of Surrey’s busiest north-south routes.

Federal and Local Leaders Highlight Benefits

“This project reflects our commitment to building resilient infrastructure that serves our communities today and for generations to come,” said Ernie Klassen, MP for South Surrey–White Rock, speaking on behalf of the Honourable Gregor Robertson, Minister of Housing and Infrastructure and Minister responsible for Pacific Economic Development Canada.

Mayor Brenda Locke emphasized the project’s importance for Surrey’s growing population:

“The new bridge brings much-needed capacity to a vital corridor that serves over 30,000 trips a day — whether by drivers, transit riders, or commercial vehicles. This investment eases congestion, supports goods movement, and improves flood resilience.”

Partnership for Better Transit and Mobility

TransLink CEO Kevin Quinn also recognized the project’s multi-modal benefits:

“This project improves road safety, congestion, and goods movement while expanding travel options for residents. TransLink is proud to support these vital upgrades through our Local Government Funding Programs.”

Strengthening Surrey’s Climate Resilience

The 152 Street Upgrades form part of the first phase of Surrey’s award-winning Coastal Flood Adaptation Strategy (CFAS), a long-term plan to prepare the city for coastal flooding and sea level rise.

Project Funding

Funding was provided in partnership with TransLink and the Government of Canada’s Disaster Mitigation and Adaptation Fund, reinforcing the shared commitment to sustainable and resilient community growth.

Learn more at surrey.ca/152Upgrades
Watch a video of the Nicomekl River Bridge upgrade on 152 Street

Buying a mobile or manufactured home is often seen as difficult when it comes to financing. Many assume getting a mortgage is next to impossible — but the truth is, it’s actually quite straightforward when you’re working with an experienced mortgage broker who understands how these loans work.

For buyers who understand the financing process and know what to look for, mobile homes can offer exceptional long-term opportunity. Working with a knowledgeable real estate professional helps ensure you choose a park with strong management, favourable lease terms, and a reputation for maintaining property values. When the home and the park are both well-run, mobile home ownership can be a smart, low-stress path toward building equity and enjoying an affordable lifestyle in today’s competitive market.

How Mobile Home Mortgages Work

The biggest factor lenders look at is the term of the land lease. For example, if your home sits on leased land with only 20 years left, your mortgage term can’t exceed that timeframe.

Beyond this detail, mobile home financing is much like purchasing a condo, townhouse, or detached house. In fact, you may qualify with as little as 5% down.

➡️ Learn more about down payment requirements on CMHC’s website.

Key Things to Watch For in Mobile Home Parks

Not all mobile home parks are created equal. Here’s what to keep in mind:

• Management Quality – Poorly managed parks can negatively affect your investment.

• Age Restrictions – Some parks enforce rules like “55+ only,” which can limit resale opportunities.

• Lease Terms – Shorter leases can reduce financing flexibility and affect long-term value.

Working with a knowledgeable real estate agent ensures you find communities that are well-managed and free of restrictive rules.

Benefits of Owning a Mobile Home

Mobile homes offer a unique balance of affordability, comfort, and independence. Some standout advantages include:

• Privacy – No shared walls like in condos or townhouses.

• Convenience – Drive right up to your door and carry groceries straight inside.

• Outdoor Space – Many include private yards for pets, gardening, or relaxing.

• Flexibility to Renovate – Upgrade the interior or exterior to add value when it’s time to sell.

➡️ Check out this guide on renovating manufactured homes for inspiration.

Where to Find Mobile Homes in the Fraser Valley

Opportunities are growing in South Surrey, Langley, Abbotsford, and nearby communities. With more affordable options compared to detached houses, mobile homes are a smart choice for first-time buyers, downsizers, and investors alike.

Final Thoughts

Buying a mobile or manufactured home has become an increasingly attractive option for buyers seeking affordability without sacrificing comfort. These homes offer modern layouts, energy-efficient features, and a sense of community—often at a fraction of the cost of traditional detached housing. As prices continue to rise across the Fraser Valley and Metro Vancouver, more buyers are turning to well-managed mobile home parks as a smart way to enter the real estate market while still enjoying privacy, space, and outdoor living.

Another major advantage is location. Many mobile home parks are situated near key transit routes, shopping centres, schools, and recreation, making day-to-day living convenient and connected. Some parks also offer added amenities such as clubhouses, walking trails, or gated entries, which can enhance lifestyle appeal and long-term value. With the right park, homeowners gain both community stability and strong resale potential—two factors lenders increasingly view as positive.

📞 Interested in mobile home options in South Surrey, Langley, or Abbotsford? Call or text me today at 604-928-1361.
– Jared Gibbons

If you’re on the hunt for a modern, low-maintenance home or a smart investment, this top-floor 2-bedroom, 2-bath penthouse at AXIS in Morgan Crossing is a standout opportunity. Priced at $599,000, it combines style, convenience, and location in one of South Surrey’s most dynamic neighborhoods.

Perched on the top floor, every room enjoys North Shore Mountain views, complemented by a layout that places bedrooms on opposite ends—offering ideal privacy for roommates, guests, or small families. The open-concept living area is anchored by a modern kitchen equipped with quartz countertops, stainless steel appliances, and a convenient 3-seat island—perfect for entertaining.

The primary bedroom impresses with high ceilings, while the oversized balcony provides the perfect spot for morning coffee or unwinding at sunset. Practical conveniences include in-suite laundry, underground parking, and a storage locker.

Location couldn’t be better. You’re just steps away from The Shops at Morgan Crossing—a vibrant outdoor shopping destination filled with over 60 retailers, cafés, and restaurants. Fitness lovers will appreciate the proximity of Fitness World South Surrey, complete with group classes and full gym facilities. Transit is equally accessible via multiple nearby bus lines—including the 321, 351, and 354—which connect you easily across Surrey and beyond.

Families will be pleased to know top-tier schools like Southridge School (K-12) and Earl Marriott Secondary are within reach.

For investors, this penthouse offers great promise—modern amenities, a sought-after location, and strong rental demand in an expanding market. Whether you’re adding to your portfolio or seeking an upscale urban retreat, this condo performs on all fronts.

Contact Jared Gibbons at or visit www.jaredgibbons.ca to schedule a showing or learn more about this exceptional property.

This beautifully maintained 4-bedroom Langley home in the Uplands area offers space, privacy, and an ideal layout for families. With a large lot, fenced yard, and upgraded interior features, this property is perfect for buyers seeking a move-in-ready home in a quiet residential neighbourhood close to schools, parks, and amenities.

Living in Langley’s Uplands neighbourhood means enjoying one of the most peaceful and family-oriented pockets of the city. The area is known for its tree-lined streets, quiet residential atmosphere, and close proximity to nature making it especially appealing to buyers seeking a calm retreat without losing access to everyday conveniences. With parks, walking trails, and family amenities just minutes away, Uplands offers a lifestyle that balances relaxation and accessibility.

Nestled at the end of a peaceful cul-de-sac in the sought-after Uplands neighbourhood of Langley City, this beautifully renovated home blends contemporary design with classic comfort. Built in 1979 and fully updated with brand-new windows, roof, and structural plywood, the property offers both reliability and style.

Key Home Features Buyers Care About

 Spanning approximately 2,769 sq ft of total living space, the home includes five bedrooms—four upstairs and one on the main floor—and three bathrooms (two full, one half). The living areas are generous and inviting, anchored by a cozy fireplace with mountain views. Adjacent, the family room opens to a fully fenced, private backyard lined with mature hedges—an ideal setting for outdoor gatherings or quiet relaxation.

Set with a double garage and ample additional parking, this property offers both functionality and appeal. Its forced-air natural gas heating, combined with electric and wood-burning fireplaces, provides comfort through every season. For buyers mindful of taxes, the annual amount is approximately $5,837 for 2025.

Why Families Love This Area

The community also benefits from its excellent location within Langley City, providing quick access to top-rated schools, essential services, and well-established shopping hubs. Residents love the sense of security and cohesion here, where homes are well cared for and pride of ownership is clear on every street. Whether commuting for work or running errands, homeowners appreciate the easy connectivity to major routes, public transit, and nearby Fraser Highway.

Nearby Amenities & Attractions

• Uplands Elementary School– Public, K–6, in catchment

• H. D. Stafford Middle School – Public, grades 6–8, local catchment

• Langley Secondary School  – Public, grades 9–12, in district

• Newlands Golf & Country Club – Public championship and executive courses, dining, and event venue

4657 208A Street uniquely pairs a thoughtful, modern renovation with timeless neighborhood comforts. Its generous layout, private setting, and connection to schools, transit, and green space make it an exceptional choice for families seeking long-term value and lifestyle. With a listing price of $1,398,000, this home offers a rare balance of sophistication, practicality, and location in Langley’s desirable Uplands area.

For buyers entering today’s market, the Uplands area stands out as a strong long-term investment thanks to its reputation, stability, and limited supply of updated family homes. Properties in this neighbourhood tend to hold value exceptionally well due to high demand from families and upsizers looking for space, privacy, and modern upgrades. With its rare combination of location, lifestyle, and community charm, Uplands continues to be one of the most desirable places to put down roots in Langley.

📞 Interested? Contact me at 604-928-1361 to arrange a private viewing.

Jared Gibbons

Top South Surrey Realtor | Royal LePage Northstar Realty
📱 Cell: 604-928-1361
🌐 South Surrey • White Rock • Langley

Langley continues to attract acreage buyers seeking larger parcels, strong long-term land value, and flexible rural zoning options. This property category has become especially competitive as inventory under 5 acres remains limited while demand from both end-users and investors continues to rise. Buyers today are looking for agricultural potential, equestrian suitability, space for workshops or outbuildings, and proximity to key Langley corridors such as 16 Avenue, Fraser Highway, and Highway 1.

Many Langley acreage properties also qualify for farm status, reducing annual property taxes while providing excellent upside as surrounding communities expand. The market performance over the last year shows that well-priced acreages move quickly, particularly those with updated homes, modern septic systems, reliable wells, or potential for multi-generational use. This trend has contributed to strong absorption in Brookswood, Campbell Valley, Otter, and Murrayville.

Understanding zoning such as RU-1, RU-2, and ALR guidelines is essential, as each impacts buildability, accessory structures, and long-term land use. If you are exploring acreage opportunities, Langley continues to offer some of the best value in the Fraser Valley.

Market Trends for Large Acreages

Inventory remains limited, making competitively priced acreages especially appealing right now.

Featured Listings:

1. 23296 32 Avenue, Langley – 4.28 Acres, great location

   View Listing »

2. 25940 56 Avenue, Langley – Ideal for multi-use farming or investment

   View Listing »

3. 21411 2 Avenue, Langley – Surrounded by nature and privacy

   View Listing »

4. 1550 227 Street, Langley – Excellent location for equestrian lovers
   
   View Listing »

5. 24960 Robertson Crescent, Langley – Wide-open possibilities

   View Listing »

📍 Recently Sold Acreage:

• 2623 216 Street, Langley – 
  
  View Sold Listing »

Why Acreage Buyers Choose Langley

Langley’s rural charm paired with quick access to Hwy 1 and urban amenities creates an unmatched lifestyle

For more insights on Langley acreages or to schedule a viewing, contact Jared Gibbons — your local acreage specialist.

Three-bedroom, two-bath townhomes in South Surrey are the most affordable they’ve been in years, making this the perfect time to move up from a condo or get into a family-friendly neighbourhood.

Featured Listings:

1. 46 – 16223 23A Avenue, Surrey – Spacious, bright, and close to shopping

   View Listing »

2. 93 – 15833 26 Avenue, Surrey – Private rooftop patio with stunning views

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3. 15 – 15405 31 Avenue, Surrey – Well-kept home in a peaceful community

   View Listing »

4. 6 – 15233 34 Avenue, Surrey – Prime location near schools and parks

   View Listing »

📍 Why South Surrey Townhomes?

You’ll enjoy more space, a sense of community, and proximity to beaches, restaurants, and top schools — all at a price point that hasn’t been seen in years.

📞 Interested? Contact me at 604-928-1361 to arrange a private viewing.

Jared Gibbons

Top South Surrey Realtor | Royal LePage Northstar Realty

📱 Cell: 604-928-1361

🌐 South Surrey • White Rock • Langley

If you’ve been dreaming of living in South Surrey or White Rock but thought it was out of reach, think again. Right now, there are fantastic 2-bedroom condos under $420,000 available — close to the beach, shopping, parks, and transit. These are perfect for first-time buyers, downsizers, or investors looking for a smart entry point into a desirable market.

Featured Listings:

1. 105 – 1330 Martin Street, White Rock – 2 Bed, 1 Bath

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2. 303 – 1354 Winter Street, White Rock – 2 Bed, 1 Bath
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📍 Why South Surrey / White Rock?

With its sunny beaches, boutique shops, and friendly community vibe, this area is one of the Lower Mainland’s most sought-after places to live. Opportunities under $420K are rare — and they won’t last.

📞 Interested? Contact me at 604-928-1361 to arrange a private viewing.

Jared Gibbons

Top South Surrey Realtor | Royal LePage Northstar Realty

📱 Cell: 604-928-1361

🌐 South Surrey • White Rock • Langley

By Jared Gibbons – Top South Surrey Realtor

The July 2025 South Surrey real estate market saw lower prices and higher inventory, creating better opportunities for buyers. Sellers still have strong chances if homes are priced right.

Detached Homes – July 2025

• Benchmark Price: $1,837,300 (↓ 0.5% from June, ↓ 7.2% year-over-year)

• Sales: 54 (↓ 26% from last month)

• Active Listings: 661 (↑ 13.8% year-over-year)
  📌 More selection for buyers, sellers must stay competitive.

Townhomes – July 2025

• Benchmark Price: $928,200 (↓ 0.7% from June, ↓ 4.3% year-over-year)

• Sales: 41 (↓ 10.9% year-over-year)

• Active Listings: ↑ 29.5% from last year
  📌 Balanced conditions – good for both buyers and sellers.

Condos – July 2025

• Benchmark Price: $584,400 (↓ 0.8% from June, ↓ 8% year-over-year)

• Sales: 60 (↑ 39.5% year-over-year)
  📌 Condos remain popular due to affordability.

What This Means for You

• Buyers: More choice and negotiating room.

• Sellers: Price and present your home well to stand out.

Work With Jared Gibbons – Top South Surrey Realtor

Need to buy or sell in South Surrey? Jared knows the numbers, the neighbourhoods, and how to get results.

📞 Call/Text: 604-928-1361
📧 Email: jaredgibbons@royallepage.ca
🌐 Visit: jaredgibbons.ca

If you want a South Surrey realtor who knows every local street, talk to Jared Gibbons. As a top South Surrey realtor, Jared brings real experience, smart strategies, and clear results.

South Surrey Real Estate: Know Your Communities

South Surrey is made up of unique neighborhoods. Here’s where Jared works:

• Crescent Beach / Ocean Park – Seaside homes and beaches.

• Elgin Chantrell – Upscale houses and top schools.

• Grandview Surrey – New developments and shopping.

• Hazelmere – Acreages and quiet properties.

• King George Corridor – Central location, close to everything.

• Morgan Creek – Golf course and luxury living.

• Pacific Douglas – Family homes near the U.S. border.

• Sunnyside Park Surrey – Parks, schools, and established homes.

• White Rock – Famous waterfront and vibrant city life.

Why Work With Jared?

• Results: Fast sales and top prices in every South Surrey community.

• Smart Plans: Each client gets a plan tailored to their needs.

• Clear Communication: No confusion. Jared keeps you in the loop.

• Full Service: From first meeting to closing, Jared handles the details.

Selling in South Surrey?

Jared uses high-impact marketing to get your home noticed—photos, ads, and local contacts bring buyers to you.

Buying in South Surrey?

Jared finds the right home, fast. He listens, knows the market, and negotiates the best deal.

Contact Jared Gibbons, top South Surrey realtor, and get results in South Surrey real estate.

By Jared Gibbons, South Surrey Realtor

June’s numbers also highlight a noticeable shift in buyer behaviour across South Surrey and White Rock, with many purchasers gravitating toward properties that offer long-term value and lifestyle appeal. Detached homes, in particular, continue to draw strong interest as families seek more space, privacy, and stability. The rise in detached home sales—up 40% month-over-month—reflects renewed confidence among move-up buyers who had previously been waiting on the sidelines due to rate uncertainty.

At the same time, growing inventory is creating new opportunities for buyers who have struggled with competition in past years. With active listings up significantly across all property types—especially apartments (+57% YoY)—the market is offering more choice, less pressure, and better negotiating conditions. This shift is especially beneficial for first-time buyers and downsizers who depend on balanced market conditions to secure the right home without rushing into a purchase.

Market Snapshot:

• Detached Home Sales: 73 homes sold (up 40% from May 2025)

• Townhouse Sales: 54 homes sold (unchanged from May)

• Condo Sales: 62 units sold (down slightly from 63 last month)

Inventory is Growing:

• Detached Listings: 661 active (+18% YoY)

• Townhouses: 267 active listings

• Apartments: 421 active listings (+57% YoY)

Benchmark Prices (Month-over-Month):

• Detached Homes: $1,846,800 ↓ 2.3%

• Townhomes: $935,000 ↓ 2.2%

• Apartments: $589,300 ↓ 2.9%

Despite softer prices, the average sale price for detached homes rose 9.6% from May, showing strong buyer interest in higher-end properties.

What This Means for Buyers & Sellers

For Buyers:
With more listings on the market and benchmark prices dipping, it’s a great time to shop for deals. First-time buyers and upsizers alike can benefit from more selection and less competition.

For Sellers:
While prices are softening, sales activity is heating up — especially for detached homes. With the right marketing and pricing strategy, sellers can still achieve strong results.

Thinking of Buying or Selling in South Surrey?

For sellers, the data shows that strategically priced homes are still performing extremely well, particularly in higher-end segments where demand has surged. Detached homes saw a notable 9.6% increase in average sale price from May, signaling that quality listings continue to capture strong buyer interest. With more inventory coming online, presenting a home effectively—pricing, marketing, and condition—will be essential to standing out in this more competitive environment.

📞 Call or text Jared Gibbons today
🌐 www.jaredgibbons.ca