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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/homes-for-sale-langley.html

👉 https://jaredgibbons.ca/homes-for-sale-surrey.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/property-search.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

   View Listing »

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

   View Listing »

2. 303 – 1354 Winter Street, White Rock – 2 Bed, 1 Bath
   View Listing »

📍 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

Looking for space, style, and value in Surrey? This updated 1 Bed + Den condo in Clayton Heights has it all—modern design, smart layout, two parking stalls, and a sought-after south-facing exposure. Now offered at $439,000, this is your chance to own in one of Surrey’s most walkable and connected neighbourhoods.

Clayton Heights continues to stand out as one of Surrey’s most desirable neighbourhoods for buyers seeking a balance of urban convenience and residential comfort. The area has grown rapidly over the last decade, thanks to its walkable streets, modern developments, and proximity to expanding commercial hubs along Fraser Highway and 64 Avenue. Living here means having cafés, fitness studios, grocery stores, and everyday essentials right at your doorstep, all while enjoying a quieter community vibe compared to Surrey’s busier urban centres. This blend of accessibility and suburban calm is exactly what draws so many first-time buyers and young professionals to Clayton.

🛋️ Comfort Meets Functionality

Located in Esprit at Southlands, this well-maintained home offers a spacious open-concept layout, complete with:

• Generous 1-bedroom with walk-in closet

• Versatile den—ideal as a home office, nursery, or dining area

• Cozy electric fireplace and large windows for all-day light

• Covered balcony with southern views—perfect for relaxing

• Modern kitchen with a full suite of appliances and a raised eating bar

Bonus: in-suite laundry, fresh paint, and updated fixtures throughout.

This condo offers rare extras that add real value: enjoy two secure underground parking stalls, a dedicated storage locker, and the peace of mind that comes with low strata fees and well-managed building upkeep. With pet-friendly policies and rental flexibility (with some restrictions), it’s a smart choice for both lifestyle buyers and investors.

 Prime Clayton Location

The local lifestyle is further enhanced by strong community amenities, including nearby parks, off-leash dog areas, and recreation options that support an active, balanced routine. Clayton Heights is home to a growing network of trails and green spaces, giving residents plenty of opportunities to enjoy the outdoors without leaving the neighbourhood. With the future Surrey–Langley SkyTrain extension on the horizon, the area is also poised for even greater connectivity—boosting long-term convenience and adding value to properties like this bright, south-facing condo.

Buyers looking for long-term investment potential appreciate Clayton’s steady growth and rising demand. The neighbourhood’s mix of modern condos, townhomes, and new retail offerings has created a vibrant housing market that remains appealing even as the Fraser Valley evolves. Whether you're entering the market for the first time or searching for an affordable, low-maintenance home with strong upside potential, Clayton Heights offers a compelling combination of livability, location, and future growth. This condo fits seamlessly into that narrative, giving buyers a chance to secure a well-positioned home in one of Surrey’s most upward-trending communities.

Nestled in the heart of Clayton Heights, this condo is just minutes from everyday essentials:

🚶‍♂️ Walking distance to Willowbrook Shopping Centre, plus easy access to Costco Surrey and Walmart Surrey Supercentre

☕ Surrounded by local cafés, parks, gyms like Fitness World Clayton and top-rated schools in the Surrey School District

🚌 Quick access to public transit, Highway 10, Fraser Highway, and the future Surrey–Langley SkyTrain extension

Whether you're a first-time buyer, downsizer, or investor, this home checks all the boxes for location, lifestyle, and long-term value.


📞 Book Your Viewing Today! - This bright, south-facing condo won’t last long at this price.
Contact Jared Gibbons today to schedule a private showing or dive deeper into everything this Clayton Heights gem has to offer.

Experience the charm of country living with this beautifully maintained 28-acre estate in Campbell Valley/Brookswood. This inviting property includes a renovated 3-bed, 3-bath home featuring a modern kitchen, updated windows, a 10-year-old roof, vinyl siding, and a recently upgraded furnace and air-conditioning system. Every detail has been thoughtfully cared for, creating a warm, move-in-ready home surrounded by peaceful natural beauty.

The sprawling acreage provides nearly four acres of prime usable land, making it ideal for equestrian lifestyles, hobby farming, or future long-term development potential. Multiple barns, open pastures, and flexible outbuildings support a wide range of uses, whether you’re looking to expand agricultural operations, create a private retreat, or accommodate animals and equipment.

Properties of this scale and caliber in Brookswood and Campbell Valley are incredibly rare. With its unique combination of acreage, upgrades, and location, this offering stands out as a valuable opportunity for families, investors, or anyone seeking an exceptional rural property in Langley.

Why Brookswood Acreages Are Highly Sought-After

Large parcels, rural lifestyle, and easy access to Langley amenities create ideal living conditions for acreage buyers

The property boasts 28 beautiful acres with 40,000 sqft of versatile chicken barns, a 4000 sqft heated shop, and a 500 ft well producing 20 gallons per minute. Conveniently located minutes from Murrayville and Brookswood and close to 16 Avenue, this home has been lovingly cared for by the same owner for the last 40 years and is ready for its next chapter with you.

Property Highlights

Multiple barns, flat useable acreage, private driveway access, and flexible zoning options for future use.

The main residence blends character and practicality, offering a warm and inviting atmosphere with spacious living areas, generous natural light, and thoughtful improvements throughout.

📍 This property is located near top amenities:

• Campbell Valley Regional Park
  Expansive nature park with hiking trails, horseback riding, picnic areas, and historic sites. A peaceful escape minutes from home.

• Porter’s Bistro Coffee & Tea House
  A cozy, historic café in Murrayville’s Five Corners—serving comfort food, espresso drinks, and live music on select nights.

• Fort Langley National Historic Site
  A national treasure featuring immersive exhibits, guided tours, artisan shops, and riverfront walks in BC’s birthplace.

• Township 7 Vineyards & Winery
  A popular local winery known for tastings, scenic views, and seasonal events—perfect for relaxing weekends in the valley.

Perfect as a legacy home or a strategic investment, this versatile property delivers both lifestyle and long-term upside.

📞 Don’t miss out—contact Jared Gibbons now to arrange a private showing or learn more about this exceptional Langley acreage.

The real estate market in South Surrey, White Rock, and the Fraser Valley is shifting—and that’s great news for both buyers and sellers. With luxury homes holding strong and buyer opportunities growing, now is the time to take a closer look at what’s happening locally.

Here’s what you need to know from the latest reports, brought to you by Jared Gibbons – a top South Surrey realtor with proven results in all market conditions.

🌊 South Surrey & White Rock Homes Among BC’s Most Expensive

South Surrey and White Rock remain two of British Columbia’s most prestigious real estate destinations.

• Several homes in Ocean Park and White Rock beachfront were recently ranked in the Top 500 most expensive properties in BC.

• One standout property on Indian Fort Drive in South Surrey was assessed at over $19 million.

With sweeping ocean views, exclusive cul-de-sacs, and luxury estates, this area consistently draws both local and international buyers. These properties aren’t just homes—they’re lifestyle investments.

📍 Want to explore the most prestigious neighborhoods?
Browse current listings in Ocean Park and White Rock.

📉 Fraser Valley Prices Ease While Sales Rebound

The Fraser Valley real estate market is shifting toward balance, opening up new possibilities for homebuyers.

According to the Fraser Valley Real Estate Board:

• Sales rose 13% in May, showing steady buyer activity.

• Active listings climbed to nearly 11,000, the highest since 2020.

• Benchmark prices dipped slightly, with detached homes averaging $1.52M and townhomes at $844K.

Buyers now have more choice, more negotiation power, and less competition—especially in places like Langley and Cloverdale.

For sellers, a strong listing strategy is key. Proper pricing and standout marketing can still lead to quick, top-dollar results.

🔑 Opportunities for Buyers and Sellers

Want a better understanding of where your home stands? Get your free market evaluation today.

🔮 What to Expect This Fall

Experts from outlets like REW.ca and Better Dwelling predict that interest rate cuts may arrive later this year, which could re-energize demand and increase competition.

That makes summer 2025 a strategic window to buy or list before momentum builds again.

✅ Final Thoughts from Jared Gibbons, South Surrey Realtor

As a top 1% Fraser Valley realtor, I’ve helped hundreds of families navigate shifting markets just like this one. Whether you're buying your first home, upsizing, or preparing to list a luxury estate—I’m here to help.

• Buyers: Take advantage of increased inventory and stable prices in Langley, Cloverdale, and South Surrey.

• Sellers: Ocean Park, Crescent Beach, and White Rock continue to command top dollar when marketed right.

📞 Let’s talk strategy.
Reach out via jared Gibbons or call today to book your private consultation.

Langley’s real estate market is transitioning, and that brings exciting opportunities for both buyers and sellers. While prices have dipped slightly, this reflects market balance, not weakness. Here’s what the latest data tells us and why it matters.

📉 1. More Inventory = Power for Buyers

• According to the Fraser Valley Real Estate Board, there are now 10,887 active listings—the highest level in nearly five years.

• GlobeNewswire reports this creates untapped opportunities for buyers with less competition, more negotiating room, and time to make informed decisions.

📈 2. Langley Sales Are Rebounding

Despite broader regional slowdowns, Langley showed strong month-over-month gains:

• Detached homes: +25.7%

• Townhouses: +17.3%

• Condos: +2.3%
  (Source: Langley Advance Times)

This hints at a local resurgence, with buyers acting on well-priced listings.

💰 3. Prices Are Softening—But Still Strong

Fraser Valley prices dipped slightly in June, but they’re still well above pre-pandemic levels, and FVREB CEO Jeff Chadha emphasized this is “a healthy correction”.

As detailed by FV Current, benchmark prices in June 2025 were:

• Detached: $1.52M (down 1.8% from May)

• Townhouse: $844K (down 1.6%)

• Condo: $555K (down 2.6%)

This easing in price offers a great entry point for buyers without signaling market weakness.

🏡 4. Langley Still Delivers Incredible Value

Compared to Vancouver, Langley continues to offer larger homes, more land, and community-focused living—all at more accessible price points.

With new developments, SkyTrain expansion plans, and excellent schools, Langley remains a prime destination for families and long-term investors.

🔮 5. A Balanced Market is Taking Shape

• With interest rate cuts on the horizon, many expect renewed demand by fall.

• As GlobeNewswire notes, many buyers are on the sidelines waiting—meaning those who act now can get ahead of the rush.

✅ What This Means for You

Langley’s market isn’t stalling—it’s rebalancing. With more listings, slightly lower prices, and a solid long-term outlook, it’s an ideal window to make your move.

📩 Thinking of buying or selling in Langley or the Fraser Valley?
Contact Jared Gibbons – PREC today for expert guidance and a free market evaluation.

The City of Surrey is taking further strides to streamline the development and permitting process. This month, Council approved a pre-application pilot program and amendments to the Building Bylaw to clarify the early building permit application submission requirements. These improvements are designed to enhance transparency, reduce timelines, and allow for quicker project initiation.

“The pilot program and Bylaw amendments approved by Council demonstrates our commitment to simplifying and accelerating the development and permitting process,” said Mayor Brenda Locke. “Through innovation, data-driven solutions, and progressive reviews of our policies and procedures, the improvements being made are another step Surrey is taking to drive development and create more housing options. The changes are expected to lead to improved application submissions which will support our goal in reducing approval times by a minimum of 30%.”

Pre-Application Pilot Program:

The pilot program aims to improve application submissions. After a comprehensive review, staff proposed process changes in key areas aimed at clearly defining submission requirements, strengthening communication between applicants and staff and standardizing the review process. The changes to the pre-application process include:

• Expansion of our online services to include pre-application features such as the capability for applicants to view their scheduled pre-application meeting date, view staff comments related to their proposal, and easily find who to contact about their proposal.   

• Clarifying minimum submission requirements and review scope, based on project type, to ensure consistency in the pre-application review.

• Establish a review timeline target of five weeks from receiving a complete pre-application package.

The enhanced pre-application process will be assessed after four months to confirm its effectiveness and opportunities for further enhancements.

Early Building Permit Application Submissions:

The bylaw amendments for early building permit application submissions help staff efficiently process applications, reduce repeated reviews, and promote completion of development and building permit applications. To submit an early building permit application for commercial, industrial, or multiple-residential projects, the following conditions must be satisfied:

• Conditional Approval from Council;

• Payment by the owner of the Engineering servicing agreement processing fee;

• Acceptance of finalized architectural drawings, for commercial, industrial, or multiple-residential development as required for the development permit;

• Acceptance of finalized landscape drawings for commercial, industrial, or multiple-residential development as required for the development permit.

The amendments will ensure that criteria will be consistently applied by staff and clearly communicated to applicants. Once these conditions are met, an applicant would be permitted to submit a building permit application.

“These updates are about more than just efficiency—they’re about supporting Surrey’s future,” said Councillor Pardeep Kooner, Chair of the Development Approval Process Improvement Task Force. “This pilot program and amendments to the Building Bylaw will provide applicants with a predictive and structured review process along with clear and consistent expectations. By engaging with applicants early, we can reduce delays, ensure better submissions, and support our goal of faster approvals—helping to create more housing and economic opportunities for our community.”

📞 Call or email Jared Gibbons - Top 1% Realtor in South Surrey —don’t miss your chance to explore exceptional properties in Surrey!

Welcome to 2 22963 Fraser Highway, a rare gem in Langley’s real estate market. This 4,794 SQFT custom home sits on an expansive 13,000+ SQFT lot, offering a blend of elegant design, modern comfort, and limitless entertainment possibilities.

Step inside the bright, open-concept floor plan with soaring ceilings, a gourmet chef’s kitchen, and premium finishes throughout. With 6 bedrooms and 5 bathrooms, including a private 2-bedroom ground-level suite, this home is ideal for multi-generational living or rental income.

Langley’s Fraser Highway corridor continues to attract strong buyer interest thanks to its unbeatable mix of convenience, lifestyle, and long-term growth potential. Residents enjoy quick access to major commuter routes, boutique shops, restaurants, parks, and excellent schools—making this neighbourhood one of Langley’s most desirable locations for families and multi-generational households. With ongoing infrastructure upgrades and steady demand for luxury homes, the area remains a top performer in the Fraser Valley market.

Enjoy movie nights in the media room, cozy evenings by the outdoor fireplace, or relaxing in the smart home–enabled living spaces. The spacious driveway and side access offer ample room for RVs, boats, and guests—making entertaining a breeze.

Homes of this scale and craftsmanship rarely become available in this neighbourhood. Properties offering expansive layouts, high-end finishes, and flexible multi-suite living are in exceptionally high demand, attracting both homeowners needing extra space and investors seeking strong rental income opportunities. The combination of generous lot sizes, quiet residential streets, and proximity to all essential amenities gives buyers the perfect blend of privacy and accessibility.

For those searching for a premium Langley home that offers lifestyle, space, and long-term value, this area continues to deliver. High walkability, nearby nature trails, recreation facilities, and thriving local businesses all contribute to the community’s appeal. With inventory in this segment remaining limited, properties like this one stand out as rare opportunities—ideal for families wanting room to grow or buyers seeking a move-in-ready luxury residence in one of Langley’s most coveted neighbourhoods.

📍 This home is perfectly located near top amenities:

• Langley Secondary School

• Willowbrook Shopping Centre

• Douglas Park

• Olive Garden Langley

• Cineplex Cinemas Langley

Whether you're searching for your forever home or a sound investment, this property offers exceptional value and versatility.

📞 Interested? Contact Jared Gibbons today to book a private tour or learn more about this one-of-a-kind opportunity in Langley.

Discover modern country living in this fully renovated 4-bedroom, 3-bathroom home nestled on a rare ½-acre lot in Abbotsford’s sought-after Aberdeen neighborhood. This beautifully updated residence offers over 2,500 sq ft of living space and features a gated driveway, RV parking, and a detached workshop/garage, making it perfect for families, hobbyists, or home-based businesses for $1,625,000.

Lush, tree-lined backyard offering total privacy, upgraded fencing, and landscaped beds. Ideal for kids, pets, or quiet morning coffee under the canopy.

Bright, modern kitchen featuring engineered quartz countertops, stainless steel appliances, soft-close cabinetry, and a large island perfect for casual dining and connection.

Expansive main living space featuring a panoramic front window, warm-toned flooring, and a streamlined fireplace that anchors the room with modern charm.

Live Close to Everything You Need

Step outside and discover why this Aberdeen location is so highly sought after:

🛍️ Highstreet Shopping Centre – 3122 Mt. Lehman Rd, Abbotsford – A modern outdoor shopping destination with retail stores, restaurants, and a Cineplex VIP theatre.

🎓 Ross Elementary School – 2451 Ross Rd – A walkable, well-rated public elementary school perfect for young families.

🍽️ The Canadian Brewhouse & Grill – 1901 McCallum Rd – A popular local spot for casual dining, drinks, and sports nights.

✈️ Abbotsford International Airport (YXX) – Only 6 minutes away for fast and easy domestic and U.S. flights.

💪 Planet Fitness – Abbotsford – Affordable and friendly 24/7 gym located off South Fraser Way.

🌄 Matsqui Trail Regional Park – Scenic riverside trails, picnic areas, and views of the Fraser River just a short drive away.

Don’t Miss Your Chance to Own This Renovated Home in West Abbotsford!

This home won’t stay on the market for long. Contact Jared Gibbons today to schedule your private tour and take the next step toward securing this wonderful property.

📞 Call or email Jared now—don’t miss this opportunity to own in one of Abbotsford most desirable neighborhoods!

The Hwy 99 Corridor in South Surrey remains one of the most strategic long-term development areas in the Lower Mainland. Large parcels rarely become available, making this 113-acre opportunity significant for future planning, assembly potential, and long-term investment. Situated near key transportation routes, commercial nodes, and growing residential communities, this landholding sits in a high-growth catchment with strong redevelopment pressure.

Buyers evaluating parcels of this scale prioritize Official Community Plan designations, environmental considerations, servicing potential, and infrastructure timelines. Proximity to Campbell Heights Business Park, the Peace Arch border crossing, and major commuter routes enhances both commercial and residential viability. With Surrey experiencing sustained population growth and consistent infrastructure expansion, large development lots are gaining long-term strategic value.

The Hwy 99 Corridor continues to transition, supported by Surrey’s employment expansion, improved transportation planning, and ongoing private sector investment. As industrial and mixed-use demand grows, large land parcels represent strong hedges against future supply constraints.

Exceptional Investment in a Rapidly Growing Area

Strategically zoned for Business Park/Light Industrial use, this property presents a rare opportunity for forward-thinking developers and investors. Whether you envision multi-tenant facilities or a signature light industrial complex, this parcel offers incredible flexibility and long-term growth potential.

What sets this property apart is its proximity to key transportation routes:

• 🚛 Direct access to designated truck routes to the US border

• ✈️ Quick connections to Vancouver International Airport (YVR) 

• ✈️ Convenient access to Abbotsford International Airport 

Nearby Business and Lifestyle Amenities

This development site is surrounded by essential amenities that add significant value to the location:

• 🛍️ Grandview Corners Shopping District – Excellent retail, dining, and services nearby.

• 🏋️‍♀️ Steve Nash Fitness World – South Surrey – Modern fitness centre minutes away.

• 🍽️ The Keg Steakhouse + Bar – Morgan Creek – A popular local dining option for professionals and residents.

• 🌳 Morgan Creek Golf Course – Prestigious golf course nearby, perfect for corporate networking.

With easy access to the Canada/US border, major trucking routes, and the rapidly expanding South Surrey business community, this site is ideally positioned for a successful development project.

Take Advantage of This South Surrey Development Opportunity

Don’t miss your chance to secure a highly valuable property in one of the fastest-growing commercial zones in Metro Vancouver.

📞 Contact Jared Gibbons today to explore this rare investment opportunity and schedule a site visit. Call or email Jared now—properties like this are in high demand and won’t last!

Looking for the perfect home in Clayton/Cloverdale? This beautifully maintained 1-bedroom + den condo is now available for just $459,000! With its generous layout, unbeatable location, and bonus two parking spaces, this is the smart move you’ve been waiting for.

Clayton and Cloverdale continue to be two of the Fraser Valley’s most desirable communities, known for their family-friendly feel, vibrant amenities, and strong sense of local charm. Tree-lined streets, walkable conveniences, and easy access to schools, parks, and shopping make this area one of the most livable pockets of Surrey and Langley.

The neighbourhood has seen steady growth over the past few years, with new developments, improved infrastructure, and a welcoming mix of townhomes, condos, and single-family homes. Residents enjoy quick access to major commuter routes, plus nearby hubs like Willowbrook Shopping Centre and the growing Clayton Heights retail district.

The local real estate market remains competitive thanks to strong demand from first-time buyers, downsizers, and investors looking for long-term value. Homes in Clayton/Cloverdale continue to perform well due to the area’s lifestyle appeal, consistent growth, and excellent community amenities—all of which make this condo an exceptional opportunity in today’s market.

A Home Designed for Comfort

The bright, open-concept living space is warm and welcoming, featuring a cozy fireplace that’s perfect for quiet evenings at home. The spacious den offers flexible options—create your ideal home office, reading nook, or a formal dining space.

This well-designed Cloverdale condo offers a functional layout, modern finishings, and walkable access to shops, parks, and transit. Perfect for first-time buyers, downsizers, and investors seeking an affordable, low-maintenance home in a growing neighbourhood.

The primary bedroom includes a walk-in closet with plenty of storage, while the modern kitchen is fully equipped with everything you need to cook and entertain with ease.

Enjoy the peace of having two designated parking spots—a rare convenience for condos in the area!

Live Close to Everything You Need

Step outside and discover why this location is in such high demand:

• 🛍️ Willowbrook Shopping Centre – 19705 Fraser Hwy, Langley, BC – Major retailers, grocery stores, and dining options nearby.

• 🌳 Clayton Off-Leash Dog Park – A great green space for pet owners just minutes away.

• 🍔 The Clayton Public House – Popular local restaurant and pub with great food and a cozy atmosphere.

• 🛒 Save-On-Foods – Clayton Crossing – Convenient grocery shopping just a short drive away.

• 🏋️‍♀️ Anytime Fitness – Clayton – 24-hour gym nearby for your fitness needs.

With transit options close by and parks within walking distance, this condo offers an unmatched blend of convenience and lifestyle.

Don’t Miss Out on This Clayton/Cloverdale Condo!

This home won’t stay on the market for long. Contact Jared Gibbons today to schedule your private tour and take the next step toward securing this wonderful property.

📞 Call or email Jared now—don’t miss this opportunity to own in one of Surrey’s most desirable neighborhoods!

Looking for the perfect home or investment in Surrey City Centre? This beautifully bright 1-bedroom, 1-bath condo at Quattro is now available for only $399,000!

Spacious, Modern, and Full of Natural Light

This condo is designed for comfort and style, featuring huge windows, soaring 9' ceilings, and a sunny west-facing balcony—perfect for your morning coffee or evening relaxation.

The open-concept kitchen shines with granite countertops, stainless steel appliances, and sleek modern cabinetry. The bedroom easily fits a king-size bed and still leaves plenty of closet space.

The building is well-maintained and offers fantastic amenities like a fully equipped fitness centre and a private courtyard for peaceful outdoor time.

Prime Surrey City Centre Location

You’ll love living just steps away from some of the best amenities Surrey has to offer:

• 🚆 Gateway SkyTrain Station – Fast access to Downtown Vancouver and beyond.

• 🎓 Simon Fraser University Surrey Campus – Just minutes away for students and professionals.

• 🏥 Surrey Memorial Hospital – Convenient access to healthcare.

• 🍽️ Ruex Cafe & Bar – Trendy brunch and dinner spot nearby.

• 🛍️ Central City Shopping Centre – Major shopping hub with stores, restaurants, and services.

• 🏋️‍♀️ Club16 Trevor Linden Fitness Surrey Central – Affordable gym just minutes away.

Perfect for Investors or First-Time Buyers

This pet-friendly condo includes secure parking and storage, offering excellent value for the price. Whether you’re a first-time homebuyer, a professional working in the city, or an investor looking for a strong rental market, this property is a smart choice.

Act Fast – Contact Jared Gibbons Today!

Opportunities like this don’t last long in Surrey City Centre! Contact Jared Gibbons today to schedule your private tour.

📞 Call or email Jared now to make this bright, affordable condo your new home or next investment!

Step into your future home, where space, comfort, and modern design meet in perfect harmony. This gorgeous Langley family home has just hit the market with an updated price of $1,399,000, offering an exceptional opportunity for families looking to settle in one of Langley’s most peaceful neighborhoods.

Nestled in one of Langley’s most desirable family-oriented neighborhoods, this area is known for quiet streets, lush parks, and a strong sense of community. With top-rated schools, modern amenities, and convenient access to transit and major routes, the location offers a calm suburban lifestyle without sacrificing everyday convenience.

Langley continues to attract homebuyers seeking space, stability, and long-term value, and this pocket of the community stands out for its well-maintained homes and vibrant local services. From boutique shops to walking trails and recreation centers, everything is designed to support a balanced, family-friendly lifestyle.

The local real estate market remains strong, with demand increasing for move-in-ready homes in established neighborhoods like this one. Buyers are prioritizing larger layouts, quiet surroundings, and proximity to essential amenities—making this area a standout choice for those looking for both comfort and future appreciation.

Bright Spaces and Functional Design

From the moment you walk in, you’ll appreciate the thoughtful layout. The home offers five spacious bedrooms, including four upstairs and one on the main floor—ideal for visitors or creating a cozy home office. The upgrades shine throughout: from the brand-new roof and windows to the sleek, modern finishes that make this home truly move-in ready.

The kitchen is a dream for any home chef, featuring matte quartz countertops, new cabinetry, and stainless steel appliances. This is the heart of the home where memories will be made, whether it’s breakfast with the family or dinner parties with friends.

Relax in the cozy living area by the fireplace while enjoying stunning mountain views. The private, fully fenced backyard with tall hedges is perfect for kids, pets, or weekend BBQs.

Enjoy the Best of Langley Living

This home isn’t just about the house—it’s about the lifestyle. You’ll be just minutes from:

• 🍽️ Ban Chok Dee Thai Cuisine – 20563 Douglas Crescent, Langley, BC – Authentic Thai flavors just a short drive away.

• 🍽️ Atlas Steak + Fish – 20393 Fraser Hwy, Langley, BC – Perfect for special nights out.

• 🛍️ Willowbrook Shopping Centre – 19705 Fraser Hwy, Langley, BC – For all your shopping and dining needs.

• 🛍️ Langley Crossing Shopping Centre – 6339 200 St, Langley, BC – Convenient retail and services nearby.

Excellent schools, parks, and public transit are also easily accessible, making this the perfect place for growing families and busy professionals.

Don’t Miss This Langley Real Estate Opportunity!

Homes like this don’t come along every day.
Contact Jared Gibbons today to schedule your private tour and see why this Langley family home is perfect for you.
📞 Call or 📧 email Jared now — this gem won’t stay on the market for long!

The 2026 Speculation and Vacancy Tax changes continue to influence ownership decisions across South Surrey and Langley. As more municipalities fall under expanded SVT zones, homeowners and investors must stay informed on how the new requirements may impact rental use, reporting obligations, and carrying costs. Properties left vacant or under-utilized may face increased taxation, making strategic planning essential for long-term ownership.

The Fraser Valley real estate market remains strong, but homeowners should consider rental strategies, principal residence exemptions, and compliance expectations before the new deadlines. Understanding whether a property qualifies for exemptions — including tenanted use, construction periods, or change-of-residency situations — is key to avoiding unnecessary penalties.

Communities such as Grandview, Willoughby, Clayton Heights, and Murrayville continue to see investor interest, but updated taxation policy may shift some buying patterns toward higher-yield rental opportunities. Proactive planning ensures owners remain compliant while maximizing property value.

🔍 What is the Speculation and Vacancy Tax?

The SVT was introduced to target vacant and underused homes, encouraging owners to rent out properties and increase housing supply in B.C. It applies to homeowners in key urban areas — including South Surrey, parts of Langley, and much of the Fraser Valley.

💸 Updated Tax Rates for 2026 and Beyond

According to the Government of B.C., new rates will apply based on your residency status and worldwide income:

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

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

These changes come into effect for the 2026 tax year and will impact taxes payable in July 2027.

👥 What if You Co-Own a Property?

If you share ownership of a property — whether with a spouse, business partner, or through a corporation — the tax owed is calculated based on each individual’s ownership share and tax status. For example, if one of the co-owners is a foreign national or an untaxed worldwide earner, the highest tax rate can apply to the entire corporate or trust ownership group.

Learn more about shared ownership rules here.

🗓 Key Tax Timeline

• Tax Year: January 1 to December 31

• Declaration Deadline: March of the following year

• Payment Due: July 2 following the tax year

So, if you owe tax for 2024, the payment is due July 2, 2025.

✅ Who Is Exempt?

Many property owners are exempt if:

• The home is your principal residence

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

• You’re undergoing medical care or residing in a care facility

• The property was inherited or undergoing major renovations

To find out if you qualify, visit the full list of SVT exemptions.

🏡 What Does This Mean for Buyers and Sellers in South Surrey & Langley?

For homeowners with secondary properties or vacation homes, the increased tax rate could make it more expensive to hold onto unused real estate.

For investors, this may influence decisions on property purchases, especially if properties are left vacant or underutilized.

For buyers looking for homes that are exempt or already tenanted, this change may increase inventory as others seek to sell.

For guidance on how the 2026 Speculation Tax may affect your real estate holdings, contact Jared Gibbons for tailored support.

Langley is a fast-growing community with evolving needs—both for employment space and environmental protection. The Township of Langley is actively planning for the future through the Fraser Highway Employment Lands Area Plan, which spans from 228 Street to 240 Street along Fraser Highway. The goal? To increase industrial land supply and create more job opportunities, while balancing the need to protect sensitive ecosystems and existing communities.

On January 30, 2025, the Township hosted a second open house to present three potential land-use concepts and gather community feedback. With nearly 400 residents attending, it’s clear this plan has captured the attention of Langley homeowners, business owners, and environmental advocates.

🚧 The Three Concept Plans

• Concept 1: Maximize Employment Lands
  A bold industrial plan covering nearly the entire area. This option was met with strong opposition due to fears of traffic congestion, pollution, and loss of green space.

• Concept 2: Mixed Land Use
  A more balanced approach that integrates industrial zoning with some residential and institutional use. While more acceptable, residents still voiced concerns about environmental impacts.

• Concept 3: Fraser Highway Focused
  The most widely supported plan. It limits development to a narrower corridor along Fraser Highway and avoids residential areas. Many see it as a compromise that supports economic growth while preserving community character.

🌿 Environmental and Community Concerns

Langley residents didn’t hold back. Common themes included:

• Protecting salmon-bearing streams and wetlands

• Preserving the manufactured home park for affordable housing

• Ensuring a transparent planning process

• Avoiding increased property taxes and noise pollution

The area also contains habitats for protected species like barn owls and the northern red-legged frog, underscoring the need for thoughtful development.

As Langley continues to grow, the Fraser Highway Employment Lands Area Plan has become a defining project shaping future development, transportation patterns, and job creation in the eastern part of the Township. With population growth accelerating and industrial land in the region becoming increasingly scarce, the plan represents a major opportunity to support long-term economic resilience. At the same time, it highlights an important tension: how to accommodate new employment spaces without compromising the character, livability, and environmental integrity of surrounding neighbourhoods.

Community feedback has made it clear that residents are deeply invested in how this area evolves. Many homeowners voiced concerns about traffic, noise, and the potential loss of natural habitat, while others emphasized the benefits of local job creation and reduced commute times. This mix of perspectives underscores Langley’s unique challenge—balancing regional economic demands with strong community values. The plan’s most supported option, Concept 3, reflects that desire for harmony by concentrating development along the Fraser Highway corridor and protecting the long-established manufactured home community and nearby ecological areas.

🛣️ What Happens Next?

The Township is now working on a draft Area Plan and bylaw amendments, which will be shared at a public hearing. They will also seek approval from Metro Vancouver to rezone land from Rural to Industrial—an essential step in moving the project forward.

💬 Why This Matters for You

Looking ahead, the decisions made over the next year will have long-lasting impacts on housing affordability, local business growth, and environmental stewardship. As the Township prepares the draft plan and bylaw updates, residents will have more opportunities to influence the outcome. Staying informed and participating in future public hearings will be key for anyone who wants to help shape Langley’s next chapter. Whether you’re a property owner, investor, or nature advocate, this planning process will play a pivotal role in defining the community’s identity and economic direction for decades to come.

👉 Learn more and view the Township’s open house materials here:
Fraser Highway Employment Lands Area Plan – Township of Langley

Deciding to buy a home is a significant milestone. While the decision is personal, certain signs can indicate that you're ready to make the move from renting to owning. Here are six clear indicators:

1. Stable Income and Employment

Consistency in your job and income provides the financial foundation needed for homeownership. Lenders look for steady employment when approving mortgages.

2. Good Credit Score

A healthy credit score can secure better mortgage rates, saving you money over time. Regularly check your credit report and address any discrepancies.

3. Sufficient Savings for Down Payment

Having enough saved for a down payment, typically between 5% to 20% of the home's price, is crucial. This also demonstrates financial discipline to lenders.

4. Desire for Personalization

If you're eager to customize your living space—paint walls, renovate, or landscape—homeownership offers that freedom, unlike renting.

5. Long-Term Living Plans

Planning to stay in one place for several years? Buying can be more cost-effective than renting in the long run, building equity over time.

6. Understanding of Responsibilities

Owning a home comes with maintenance and financial responsibilities. If you're prepared to handle repairs, property taxes, and other obligations, it's a good sign you're ready.

Additional Considerations Before Buying a Home

Beyond financial readiness, it’s important to evaluate your long-term lifestyle goals before committing to homeownership. If you’re planning to stay in the same city for several years, value having full control over your living space, or want the stability of a fixed monthly mortgage, buying can offer meaningful advantages over renting. Consider how factors like proximity to work, school districts, and community amenities align with your personal and professional plans.

Understanding Market Conditions

Market trends also play a major role in determining the right time to buy. Monitoring interest rates, inventory levels, and local housing demand can help you make a well-timed decision. In balanced or buyer-friendly markets, you may experience less competition and more negotiating power. Even in competitive markets, being well-prepared with a strong financial profile and pre-approval gives you a significant advantage. Staying informed empowers you to act confidently when the right home becomes available.

The Value of Professional Guidance

Navigating the home-buying process is much easier with expert support. A knowledgeable real estate agent can help you understand neighbourhood trends, identify properties that match your needs, and negotiate effectively on your behalf. They also connect you with trusted mortgage brokers, inspectors, and legal professionals—streamlining the entire process. Partnering with the right advisor ensures you make informed, financially sound decisions at every stage of your journey to homeownership.

Ready to Take the Next Step?

If these signs resonate with you, it might be the perfect time to explore homeownership. Connect with Jared Gibbons, a seasoned real estate agent with over 10 years of experience. Jared can guide you through the buying process, helping you find the perfect home that fits your needs and budget.

Buying your first home isn’t just about securing a mortgage—it’s also about understanding the local housing market and recognizing opportunities before they pass you by. In competitive markets like Surrey, Langley, and the Fraser Valley, inventory levels and interest rate changes can influence how quickly you need to act. Staying informed about neighbourhood trends, average days on market, and pricing patterns can give you a strategic advantage, helping you make confident, well-timed decisions.

Beyond market conditions, first-time buyers should also consider lifestyle factors when choosing a home. Proximity to schools, parks, shopping centres, and future transit expansions—such as the Surrey-Langley SkyTrain—can significantly impact a property's long-term value. Choosing a neighbourhood with planned infrastructure improvements or growing community amenities can enhance both quality of life and future resale potential, making the purchase even more rewarding in the years ahead.

Finally, surrounding yourself with the right support system is just as important as choosing the right property. Working with an experienced REALTOR ensures you have access to professional guidance, contract expertise, and insider market knowledge. From spotting red flags during showings to negotiating the best possible price, the right real estate professional can simplify every step of your buying journey and help you avoid costly mistakes.

Common Mistakes to Avoid When Buying Your First Home

Learn how to avoid the biggest pitfalls first-time buyers encounter.

1. How Do I Know What I Can Afford?

Start with your income, debts, and savings. Most lenders recommend that your housing costs not exceed 30% of your gross monthly income. Try this mortgage affordability calculator to get a realistic estimate.

2. What’s the Difference Between Being Pre-Qualified and Pre-Approved?

• Pre-Qualified: A rough estimate based on self-reported info.

• Pre-Approved: A more serious step. Lenders review your credit, income, and documents. It shows sellers you’re a serious buyer.
  Learn more about mortgage pre-approvals.

3. What Does a REALTOR® Actually Do?

A REALTOR® helps you buy or sell a property, negotiate offers, handle paperwork, and protect your best interests throughout the process. They also have local market knowledge and experience.

4. How Do I Know What to Offer?

Your REALTOR® will compare similar homes recently sold in the area (called “comps”) and consider current market trends to guide your offer. Factors include the home’s condition, location, and how competitive the market is.

5. What Are Closing Costs?

These are additional expenses at the end of your purchase or sale. They can include:

• Legal fees

• Land transfer tax

• Appraisal fees

• Title insurance
  Budget around 1.5% to 4% of the purchase price. Read more on closing costs in Canada.

6. Do I Really Need a Home Inspection?

Yes! A licensed inspector checks the home’s structure, plumbing, electrical systems, roof, and more. This can help you avoid costly surprises. Learn about why inspections matter.

7. What Happens If the Appraisal Comes in Low?

If the bank’s appraisal is lower than your offer, your mortgage may be reduced. You may have to renegotiate the price, pay the difference, or walk away.

8. Can I Buy a Home and Sell My Current One at the Same Time?

Yes, but timing is important. You can:

• Sell first and rent temporarily

• Buy first with bridge financing
  Speak with your REALTOR® about the best strategy for your situation.

9. How Long Does the Process Take?

• Buying a home: Usually 30–60 days after an accepted offer

• Selling a home: Depends on market conditions but can happen within weeks
  Adding financing, inspections, and legal steps takes time.

10. What’s the First Step to Buying a Home?

Get pre-approved for a mortgage. This gives you a clear idea of your budget and makes you more competitive as a buyer.

11. Do I Really Need 20% Down?

No! In Canada:

• You can put as little as 5% down for homes under $500,000

• Between 5% and 10% for homes up to $1M

• 20% or more avoids mortgage insurance
  More info here: Government of Canada mortgage rules

12. Should I Wait for a Better Market?

Trying to time the market is tough. Instead, focus on your personal goals, finances, and lifestyle. Work with a REALTOR® to understand if it’s a good time for you.

🎯 Final Thoughts
Real estate doesn’t have to be confusing. By asking the right questions and working with an experienced REALTOR®, you can make informed decisions with confidence.

📞 If you’re getting started, contact Jared Gibbons — a real estate agent with over 10 years of experience helping clients buy, sell, and invest with clarity and success.

Detached Townhouse at 76 3500 144 Street Closes Off Market at $1.5M

We’re thrilled to announce the successful off-market sale of 76 3500 144 Street in South Surrey’s prestigious “The Crescent” complex. Listed at $1,500,000, this stunning detached townhouse, built in 2001, featured 3 bedrooms, 3 bathrooms, a private yard, and a spacious 2,305 sq ft layout. This sale marks one of the highest ever recorded in the entire complex!

South Surrey continues to attract buyers looking for a balance of luxury living, strong community amenities, and long-term property value. The Crescent neighbourhood stands out thanks to its quiet, private streets and well-maintained homes, creating a peaceful environment that appeals to families and downsizers alike. With limited turnover in the area, properties here tend to hold their value, making it a highly desirable pocket within the broader South Surrey market.

Located in a private, central setting, The Crescent offers exclusive amenities like an indoor pool, hot tub, clubhouse, and a guest suite — perfect for both relaxing and entertaining.

The surrounding community amenities elevate the lifestyle even further. Residents enjoy top-ranked schools, expansive parks, and convenient retail hubs like Morgan Crossing and Grandview Corners—making daily errands simple and enhancing overall walkability. Add in recreation spots such as Elgin Estates Park and Elgin Community Hall, and it’s easy to see why this location remains one of South Surrey’s most coveted. These features draw consistent buyer demand, even in shifting markets.

📍 The home is only minutes away from key community highlights:

• Top-rated schools like Semiahmoo Trail Elementary and École Elgin Park Secondary

• Recreation spots including Elgin Estates Park and Elgin Community Hall

• Nearby shopping at Morgan Crossing and Grandview Corners

• Just a short walk to public transit and 15 minutes to White Rock Beach

With a strata that’s well-managed and recent upgrades such as exterior cleaning, tree trimming, and dryer vent servicing, this home provided peace of mind and long-term value to the buyers.

From a real estate standpoint, The Crescent offers a rare combination of privacy, high-end homes, and strong appreciation potential. Detached homes in established neighbourhoods like this tend to see steady interest from local and out-of-area buyers seeking quality construction and larger lot sizes. With South Surrey’s continued growth, easy access to beaches, transit, and highways, and a reputation for safe, family-friendly living, purchasing in this area remains a smart long-term investment.

💬 Thinking about your next move?
If you're beginning your search for a new home, don’t go it alone. Contact Jared Gibbons — a trusted real estate advisor with over 10 years of experience helping clients find exactly what they need. Whether you're buying, selling, or investing, Jared’s expertise in the South Surrey real estate market can guide you every step of the way.

📞 Reach out today to start your journey toward the perfect home.