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By Jared Gibbons – South Surrey & Langley Realtor

If you’re a homeowner or investor in South Surrey, Langley, or surrounding Metro Vancouver regions, recent updates to B.C.’s Speculation and Vacancy Tax (SVT) could have a significant impact on your real estate plans.

As of January 1, 2026, the province is increasing the tax rates for those who own residential properties in designated taxable areas and are not using them as their principal residence or renting them out for at least six months of the year.

🔍 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.

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.

🛣️ 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

Whether you're a homeowner, business owner, investor, or someone who values Langley's green spaces, this plan could shape the future of our community. From traffic patterns to property values, the outcome will touch many aspects of daily life.

👉 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.

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 or selling a home can feel overwhelming—especially if it’s your first time. Many people turn to Google with their biggest questions. Today, we’re breaking down the 12 most commonly Googled real estate questions—with clear, straightforward answers to help you feel more confident in your journey.

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, reach out to 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!

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 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.

💬 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.

Welcome to 5657 Kathleen Drive, a beautifully maintained family home nestled in one of Sardis’s most desirable neighbourhoods. This 2,429 sqft home features 4 spacious bedrooms, 3 bathrooms, and a versatile layout perfect for growing families or anyone looking for comfort and functionality.

Located just minutes from top-rated schools, serene parks, scenic Vedder River trails, and popular shopping areas like Cottonwood Mall, you’ll enjoy both convenience and community.

The main floor offers a bright living room with a cozy gas fireplace, a dining area, and a spacious kitchen with an eating nook that opens to a family room—ideal for entertaining or spending quality time at home. Upstairs, you’ll find new flooring, a large games room over the garage, and four bedrooms, including a generous primary suite with a gorgeous renovated ensuite.

Additional upgrades include:

• A new retaining wall

• An updated furnace

• Central A/C for year-round comfort

• A built-in vacuum system

• A covered 10 x 10 patio—great for summer BBQs and morning coffee

Even the powder room has been tastefully updated, showcasing the thoughtful care that has gone into this home.

Whether you're looking to upsize, start a new chapter, or settle into a quiet, family-friendly community, this home checks all the boxes. Don’t miss the opportunity to own this lovely home—it could be yours soon!

👉 For more information or to book a private showing, contact Jared Gibbons today!

We’re excited to announce the successful sale of a beautifully renovated 2-bedroom + den condo located at 202 5294 204 Street, Langley City. This unit offered a perfect blend of modern comfort and unbeatable location—ideal for first-time homebuyers or savvy investors looking for value in a growing community.

The unit featured brand-new appliances, stylish flooring, contemporary lighting, updated countertops, modern fixtures, and sleek baseboards. The thoughtfully designed bathroom boasted two separate sinks and dual access—functioning either as a private ensuite or a guest powder room.

Just steps from vibrant Downtown Langley, the home is within walking distance to top local amenities like Cascade Casino, Willowbrook Shopping Centre, and numerous gyms and fitness centers. Nature lovers will appreciate being less than a minute away from Portage Park—a tranquil green space perfect for walks, picnics, and play.

Families will benefit from access to excellent schools like Nicomekl Elementary and Langley Secondary School. Pet lovers will be pleased to know that the building allows one dog or two cats, and residents enjoy a shared rooftop patio for lounging and socializing.

Although this stunning condo is now sold, opportunities like this don’t last long. If you’re searching for a similar property or looking to invest in Langley City, don’t hesitate to reach out to Jared Gibbons—a trusted real estate agent with over 10 years of experience in the Lower Mainland. Jared can help guide you through the process and find exactly what you’re looking for.

📞 Contact Jared Gibbons today and let’s turn your property goals into reality!

Welcome to 306 808 E 8th Ave, a beautifully maintained junior 1-bedroom, 1-bathroom condo nestled in the vibrant Mount Pleasant neighborhood of East Vancouver. Perched on the top floor, this bright and cozy home offers added privacy and serene treetop views, making it a perfect retreat in the city.

This condo is ideal for first-time buyers and investors alike, located just steps away from Broadway, known for its eclectic mix of shops and restaurants, grocery stores, and the Broadway-City Hall SkyTrain Station. The neighborhood is also home to China Creek North Park, perfect for walking your dog or enjoying a sunny afternoon.

The building is undergoing a $4.5 million revitalization project, including full envelope and membrane replacement, ensuring lasting quality and peace of mind. Recent upgrades already completed include a new elevator, roof, and piping.

Enjoy added conveniences like 1 secure parking stall, storage locker, and a pet-friendly policy. Plus, you’re near Mount Pleasant Elementary School and VCC – Vancouver Community College, making this a fantastic location for students or young professionals.

📆 Open House: Saturday & Sunday, May 31 and June 1, from 1–3 PM

✨ Don’t miss this chance to live in one of Vancouver’s most dynamic and walkable communities, surrounded by breweries, cafés, and local art spaces. This home offers a perfect blend of urban living and neighborhood charm.

📞 Contact Jared Gibbons today to book your private showing.
This opportunity won’t last—secure your place in Mount Pleasant now!

On May 27, 2025, the Canadian government announced a significant initiative to make homeownership more accessible for first-time buyers. The new First-Time Home Buyers' GST Rebate aims to reduce the financial burden by offering substantial tax relief on new home purchases.

Key Highlights:

• Full GST Rebate: First-time buyers can receive a 100% rebate on the GST for new homes priced up to $1 million, potentially saving up to $50,000.

• Partial GST Rebate: For new homes priced between $1 million and $1.5 million, the rebate is phased out linearly. For instance, a home priced at $1.25 million would be eligible for a 50% GST rebate.

• Eligibility Criteria:

  • Must be at least 18 years old.

  • Must be a Canadian citizen or permanent resident.

  • Must not have owned a home in the current or past four calendar years.

• Applicable Purchases:

  • New homes purchased from builders.

  • Owner-built homes.

  • Shares in co-operative housing corporations.

• Timeframe:

  • Purchase agreements must be signed between May 27, 2025, and before 2031.

  • Construction must begin before 2031 and be substantially completed before 2036.

For detailed information, visit the official announcement: GST Relief for First-Time Home Buyers

Additional Resources:

• Canada Mortgage and Housing Corporation (CMHC)

• First-Time Home Buyer Incentive

• Home Buyers' Plan (HBP)

Need Guidance? Contact Jared Gibbons

Navigating the complexities of home buying and understanding new tax incentives can be challenging. Jared Gibbons, a seasoned real estate agent with over 10 years of experience, is here to help you make informed decisions and find the perfect home that fits your needs and budget.

📞 Contact Jared today to explore your options and take advantage of the new GST rebate for first-time home buyers.

We are excited to share the successful sale of this rare 5-acre property tucked away at the end of a quiet cul-de-sac in Campbell Valley, South Langley. Surrounded by nature and free from creeks, this flat and usable acreage offered a blend of privacy, versatility, and space that’s hard to find.

The property featured a 4-bedroom, 3-bathroom split-level home with thoughtful updates like newer vinyl windows and a 50-year roof installed in 2017. One of the standout features was the brand new 3,600 square-foot shop — perfect for hobbyists, mechanics, entrepreneurs, or equestrian enthusiasts.

Residents enjoyed the sunroom and spacious deck, both overlooking the gently sloped yard with pastoral views, creating a peaceful setting for family gatherings or weekend relaxation. With two driveways, access was simple and efficient — ideal for trucks, trailers, and guests.

This Campbell Valley gem is also conveniently located near essential amenities:

✅ Campbell Valley Regional Park
✅ Glenwood Elementary School
✅ Otter Co-op Outdoor Experience Water Park
✅ Downtown Aldergrove Shopping
✅ Hilltop Diner Café – a local favourite
✅ Twilight Drive-In Theatre

Thinking of buying or investing in a similar rural property in Langley or South Surrey? Whether you're a first-time buyer, land investor, or looking for a home with acreage, contact Jared Gibbons — a trusted real estate advisor with over 10 years of experience helping people just like you find exactly what they’re looking for.

📞 Let’s connect today and explore your next real estate move!

We’re thrilled to announce the successful sale of this stunning end-unit townhome in Cloverdale’s popular Greenside Estates! This one was a rare gem, offering a modernized 3-bedroom, 2-bath layout, an expansive South-West facing private yard, and thoughtful upgrades throughout — all done with permits.

Located on the quiet side of the complex, this townhome featured vaulted ceilings in the great room, a brand-new kitchen with a huge island, and a flood of natural light. The main floor also included a spacious bedroom, a sleek 2-piece bathroom, and a convenient laundry room with extra storage. Upstairs, the primary and second bedrooms were complemented by a fully updated bathroom. The house-sized, fenced backyard came complete with a covered patio and storage shed — perfect for relaxing or entertaining.

This pet- and family-friendly complex is packed with amenities, including a swimming pool, tennis courts, and green spaces, and it’s close to everything you need!

✅ Latimer Road Elementary School
✅ Willowbrook Shopping Centre
✅ Hillcrest Village Shopping Centre
✅ Cloverdale Athletic Park
✅ Cactus Club Café Langley
✅ Elements Casino Surrey

The complex itself has also recently undergone major updates, including new siding, roofs, and windows, making this sale an excellent value for its lucky new owners.

Looking for something similar in Cloverdale or the Surrey-Langley area? Whether you're just starting your home search or are ready to invest, contact Jared Gibbons, a real estate agent with over 10 years of experience, who will help you find exactly what you're looking for.

📞 Reach out today and let’s talk about your next move.

We’re excited to announce the successful sale of a stunning, move-in-ready home at 8316 Miller Crescent, Mission BC! This beautifully renovated property captured the attention of many and has officially found its new owners. 🎊

Set on a spacious 6,300+ sq.ft. lot, this 5-bedroom, 4-bathroom home combines modern design and functional living. The open-concept layout is complemented by engineered hardwood floors throughout, while the gourmet kitchen features quartz countertops, sleek cabinetry, and stainless steel appliances.

One of the standout features of this home is the versatile mortgage-helper basement suite, which can be configured as a 1-, 2-, or even 3-bedroom suite — ideal for generating rental income or housing extended family.

The home boasts a large fenced backyard, perfect for kids, pets, or weekend BBQs. The ample parking adds further convenience.

📍 Prime Location in Mission
This property is ideally located close to some of Mission’s top amenities:

• École Mission Secondary School – great for families with teens

• Centennial Park – a hub for walking trails, disc golf, and family activities

• The Junction Shopping Centre – home to restaurants, groceries, and retail

• Mission Leisure Centre – fitness, pool, and ice rink for year-round fun

This home was truly turnkey, with every detail thoughtfully upgraded. It’s no surprise that it sold quickly in today’s competitive market.

Looking for a Similar Opportunity?

If you're searching for your next home or investment property in Mission or the Fraser Valley, reach out to Jared Gibbons – a trusted real estate advisor with over 10 years of experience. Jared will guide you through every step of the process to find exactly what you’re looking for.

📞 Contact Jared today to start your journey home!