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A purpose-built rental property doesn't come up often, and 116 Calgary Avenue in Penticton is exactly that. This fully tenanted fourplex was built in 2018, spans roughly 3,120 square feet across four self-contained suites, and is currently listed at $1,299,000 under MLS® 10395824. It is an active listing, and you can see it alongside the rest of our current listings.

The Penticton Rental Market Right Now

Penticton has been one of the tighter rental markets in the province for years. CMHC figures reported by Castanet put the city's vacancy rate at 2.6 per cent, up from 1.2 per cent the year before but still under the 3 to 5 per cent range generally considered balanced. New purpose-built projects are gradually easing pressure, but demand in the South Okanagan continues to outrun supply, and the city's summer tourism economy keeps a steady base of renters looking year-round.

Why Small Multi-Family Trades Well in This Neighbourhood

Location does a lot of the work here. The property sits within walking distance of Safeway, Starbucks, Shoppers Drug Mart, the BC Liquor Store and transit, which is precisely the kind of address that keeps units leased and turnover low. Tenants in a central Penticton location tend to stay longer, and shorter vacancy gaps have a direct effect on what an income property is actually worth.

What Investors Look For in a Building Like This

Anyone shopping for Penticton investment property tends to ask the same questions early: how old is the building, who pays the utilities, and how much management does it need. This one answers all three well. All four units are individually metered, so tenants carry their own utility costs. Every suite has in-suite laundry, which removes the shared-machine headaches that come with older conversions. The unit mix is two upper 2-bedroom, 2-bathroom suites of roughly 880 square feet each, and two lower 1-bedroom, 1-bathroom suites of roughly 680 square feet each, plus three designated parking stalls.

The Case for a 2018 Build

Newer construction is where a lot of the value sits. A building completed in 2018 has modern wiring, plumbing, insulation and building-envelope standards, which usually means lower ongoing maintenance and fewer surprise capital costs than a 1970s fourplex at a similar price point. Lenders also tend to view newer purpose-built rental stock more favourably, and it is worth running the numbers through our mortgage calculator before you build out your financing scenario.

Who This Property Suits

A turnkey fourplex like this fits an investor who wants income from day one rather than a renovation project. It also suits someone stepping up from a single rental condo into small multi-family, where four separate income streams cushion the impact of any one unit turning over. First-time investment buyers will find our home buying process guide a useful starting point for structuring an offer and a due diligence period.

Local Knowledge, Straight Answers

Income properties are priced on numbers, not on finishes, and reading those numbers correctly is the whole job. Jared Gibbons works with buyers and sellers across the Fraser Valley and beyond on residential and income real estate, and is happy to walk through the rent roll, the expenses and the comparables on this one with you.

If you're considering an investment purchase, get in touch to book a viewing at 116 Calgary Avenue. If you already own a rental property and want to know where it stands in today's market, request a free home evaluation and let's talk about your options.

There's a small design decision in townhome complexes that almost nobody talks about until they've lived with it for a year: where the front door points.

Most units in a complex face inward. You park, you walk a path, you pass three or four neighbours' patios, and you arrive at your door somewhere in the middle of the development. It works fine. But it never quite stops feeling like an apartment you drive to.

A front-facing entrance with direct sidewalk access is a different experience. You come home the way you'd come home to a house. Guests find you without a map. Deliveries land where you'd expect them to. It's a small thing that quietly does a lot of work, and it's one of the reasons this particular home at Mayfair stands out.

A quick look at the home

The listing is a 4 bedroom, 3 bathroom townhouse in Willoughby Heights, Langley — 1,462 square feet across three storeys, built in 2022 as part of Zenterra's Mayfair at West Village.

The main floor is the social level: an open living and dining area anchored by a Venetian plaster gas fireplace, and a kitchen fitted with a full KitchenAid appliance package. A balcony off the back comes with a gas hookup already run for the barbecue, which anyone who has dragged a propane tank up a flight of stairs will appreciate.

Upstairs holds four bedrooms, including a primary with an ensuite and a walk-in closet. Downstairs, past the foyer, there's a fenced private yard — genuinely private, not a shared strip of lawn.

The mechanical side is where newer construction earns its keep. Forced air with a heat pump means proper air conditioning through a Fraser Valley August, not a portable unit rattling in a window. On-demand hot water means the fourth shower of the morning is as warm as the first. The double side-by-side garage is already wired for EV charging, which is increasingly the difference between "we could add that" and "it's done."

Why Willoughby Heights

Willoughby has been one of Langley's growing neighbourhoods for a decade, and the reason is straightforward: it was planned. Schools, parks, shopping, and transit went in alongside the housing rather than years behind it.

This home sits on a cul-de-sac, which keeps the through-traffic somewhere else. R.E. Mountain Secondary is close, as is the Langley Events Centre with its courts, fields, and community programming. T&T and Willowbrook Shopping Centre cover the weekly errands. A bus stop is a three-minute walk.

And then there's the SkyTrain extension along Fraser Highway. Rapid transit changes how a neighbourhood functions and, historically, how its real estate performs. Buying in Willoughby now means buying ahead of that.

Who this home suits

Four bedrooms in a townhome is a specific offering. It's more space than most couples need and often more affordable than the detached house a growing family is looking at. That makes it a natural fit for families who want the room without the Langley detached price tag, for households with someone working from home who needs a dedicated room, and for multigenerational setups where a spare bedroom on a separate floor genuinely matters.

It also suits buyers who want a home that's finished. A 2022 build in a professionally managed strata means the next few years are about living in it, not renovating it. If you're comparing options in this range, it's worth browsing the rest of the Langley townhomes under $1.2M to see where it sits.

Come see it

If a 4 bedroom townhouse in Willoughby Heights fits what you're looking for, book a showing and walk through it. Photos tell you the layout. Standing in the space tells you whether it's home. You can also check the Langley open house schedule or run the numbers first with the mortgage calculator.

And if you're weighing whether this is the right neighbourhood or the right time to make a move — buying, or finding out what your current place is worth before you do — that's a conversation worth having before you're in a bidding situation. Reach out; happy to talk it through with no pressure attached.

Jared Gibbons PREC · Royal LePage Little Oak Realty · 604-928-1361

There's a version of the current Fraser Valley market that only shows up in the headlines, and a version that shows up when you actually run the numbers on a specific unit. This is a look at the second one.

A218 at The Grove — 8929 202 Street, Langley has been reduced by $16,000, bringing it to $439,000. It's a 726 square foot one-bedroom-plus-den, one bathroom. That works out to roughly $605 per square foot in a Walnut Grove building that rarely trades below that mark.

The Market Context Matters Here

July's numbers from the Fraser Valley Real Estate Board tell the story buyers should be paying attention to. The benchmark apartment price across the Fraser Valley now sits at $469,500 — down 1.4 per cent from June and 9.1 per cent from a year ago. The board recorded 1,089 sales in July, five per cent below June and nine per cent below the same month last year.

Board Chair Ishaq Ismail described buyer urgency as having been largely absent from the market for some time, noting that with inventory high and competition subdued, buyers know they can take their time.

That's the backdrop. Now the specific: at $439,000, this unit is priced roughly $30,000 below the current Fraser Valley apartment benchmark — in a neighbourhood where the average condo listing price runs closer to $532,000.

Slower markets don't reward waiting; they reward knowing which listings have actually moved to meet the market. This one has.

About The Grove

The Grove isn't a new-build with a marketing centre and a lot of unknowns. It was completed in 2008 by Marcon — four storeys, 288 suites, gated, with rainscreen construction, secured underground parking, an exercise facility, a children's playground, and visitor parking. Seventeen years of operating history means the strata's track record is something you can actually review before you write an offer.

The complex sits at 202 Street and 88 Avenue, within reach of Dorothy Peacock Elementary, the Walnut Grove Community Centre, IGA, medical services, and the Park & Ride. Cineplex Langley is about a five-minute walk, with Dorothy Peacock Park and McClughan Park nearby for green space. It's one of the reasons Walnut Grove holds its value the way it does.

For commuters, Carvolth Exchange is minutes away — meaningful if you're heading into Burnaby or Vancouver — and the Highway 1 on-ramp is close enough that the drive rarely starts with a crawl.

What You're Actually Getting

The suite itself is bright and well kept, with an open-concept layout, a spacious kitchen, and a comfortable living area. The den is the piece that changes the math.

A 726 square foot one-bedroom with a genuine second space lives noticeably larger than the number suggests. It's a home office that doesn't force your desk into the bedroom, a nursery for a growing family, or the storage overflow that most condos of this size simply don't have. Secure underground parking and a separate storage locker handle the rest.

Compare that against straight one-bedroom inventory at similar pricing and the difference is functional, not cosmetic.

Who This Suits

First-time buyers get a below-benchmark entry point into an established Langley neighbourhood with schools, recreation, and shopping already in place — not promised in a future phase.

Downsizers get single-level living, a gated complex, and elevator access without leaving the Township.

Investors get a well-managed, professionally maintained building near transit in a rental market that consistently draws tenants.

A word on the wider picture, though: benchmark prices across the Fraser Valley have been trending down for several consecutive months, and no one should buy on the assumption that the bottom has arrived. What this unit offers is a price that already reflects current conditions rather than last year's expectations — which is a different thing from a guarantee about next year.

Book a Viewing

If The Grove has been on your shortlist, or you've been watching Walnut Grove condos and waiting for a number that made sense, this is worth a walk-through while the reduction is fresh. You can also browse every active Langley listing updated daily, or find out what your own home is worth if you're weighing a move.

Reach out to book a private showing or call directly.

Jared Gibbons PREC — Royal LePage
604-928-1361

Affordable detached-style living is getting harder to find in Surrey, which is exactly why a home like this one is worth a closer look. The 1,368-square-foot double-wide manufactured home at 25-13650 80 Avenue in the Bear Creek Green Timbers community has just come to market at $380,000. With three bedrooms, two full bathrooms, and a single-level layout, it offers the kind of space and functionality that's genuinely difficult to match at this price point anywhere in the Surrey real estate market. Buyers comparing options can browse other Surrey mobile homes to see how it stacks up.

What Makes This Home Stand Out

Not all manufactured homes offer this much usable square footage. At 1,368 square feet across a single level, this home lives closer to a rancher than a typical mobile, with an open-concept living and dining area anchoring the floor plan and three well-separated bedrooms off it. The primary suite includes a full ensuite and a walk-in closet — a combination that's far from standard in this category. Two additional bedrooms give owners flexibility for guests, a home office, or a workout space.

The kitchen offers plenty of counter and storage space, and the home comes fully equipped with washer, dryer, fridge, stove, and dishwasher. Renovations completed in 2021, thermo windows throughout, a torch-on roof, forced-air heating, and air conditioning mean the practical work has largely been handled. A single carport, a separate storage shed, and multiple patio and deck areas round out the package.

Local Market Insight: Why Manufactured Homes in Surrey Are Gaining Attention

Manufactured homes in Surrey have shifted from a niche category to a serious option for buyers priced out of detached housing. The math is straightforward: at $380,000, a buyer gets nearly 1,400 square feet, a private yard space, no shared walls, and no strata fees — a combination that would cost several times as much in freehold form anywhere in the Fraser Valley.

The trade-off is the land. This home sits on a leasehold pad within a manufactured home park, with a monthly pad rental of $720. That pad fee covers the land you occupy and typically the park's shared infrastructure. For most buyers, $720 a month compares favourably against strata fees on a comparably sized townhome — and it comes without the shared-wall compromises. Buyers exploring this segment across the region can start with the Fraser Valley mobile home parks overview.

The Bear Creek Green Timbers Location

Bear Creek Green Timbers is one of Surrey's genuinely central neighbourhoods, and that's much of the appeal here. The location puts everyday shopping, groceries, schools, medical services, and transit within easy reach, with quick connections toward Newton, Fleetwood, and Guildford. Bear Creek Park and the Green Timbers Urban Forest are both nearby, offering trails and green space that most central Surrey addresses can't claim. The park itself includes a clubhouse, which gives residents a built-in community hub. Anyone weighing this pocket against other options can browse current homes for sale in Bear Creek Green Timbers.

What Buyers Are Looking For in This Category

The buyer pool for well-maintained manufactured homes in central Surrey is broader than most people expect. First-time buyers are drawn by the entry point — a purchase in this range keeps monthly carrying costs manageable in a way few other detached-style options can. Downsizers look for exactly what this home offers: single-level living, no stairs, no yard maintenance beyond what's manageable, and a lower cost of ownership than the family home they're leaving. Buyers on fixed incomes value the predictability of a pad fee over the variability of strata special assessments.

Across all three groups, the same features come up repeatedly: a real primary suite with an ensuite, updated mechanical systems, air conditioning, covered parking, and enough square footage that the home doesn't feel like a compromise. This one delivers on each.

Understanding Leasehold and Financing on Manufactured Homes

Buying in a manufactured home park works differently than a freehold purchase, and it's worth understanding the mechanics upfront. Title here is leasehold, not prepaid, non-strata, with the home registered in the BC Manufactured Home Registry. Financing is available but typically comes through lenders who specialize in this category rather than a standard residential mortgage — terms, amortization, and down payment requirements can differ meaningfully.

That's not a barrier, but it is a reason to get your financing conversation started early rather than after you've written an offer. The mortgage calculator is a reasonable starting point for running numbers, and our buyer's guide walks through the broader process from pre-approval to closing.

Book a Showing

Well-maintained manufactured homes in central Surrey locations don't tend to sit long, particularly at this size and price. If you'd like to see 25-13650 80 Avenue, or you're weighing it against other options across Surrey and the Fraser Valley, reach out directly to arrange a viewing.

Contact Jared Gibbons at 604-928-1361 or jaredgibbons@royallepage.ca to book a showing or discuss what else is available in this category.

White Rock real estate doesn't often offer this much space at the condo level, which is exactly what makes this listing worth paying attention to. Unit 101 at 15219 Royal Avenue is a 1,793 sq ft, 2-bedroom, 3-bathroom condo — a rare footprint in a market where buyers frequently have to compromise on size to land in this neighbourhood. Listed under MLS R3138544, this is an opportunity for buyers who want to be in the heart of White Rock without trading square footage to get there. Browse South Surrey and White Rock condos for sale to see how this one stacks up against current inventory.

Why White Rock Draws Buyers Year After Year

White Rock real estate carries a lifestyle component that few other communities in the region can replicate. The waterfront promenade, the independent restaurants along Marine Drive, the slower pace of the town centre, and the proximity to the US border all contribute to consistent demand. Buyers relocating from Vancouver often cite White Rock as the sweet spot — far enough to feel removed, close enough to remain connected. Royal Avenue sits at the top of the hill, offering elevated positioning with easy access to the amenities below. For buyers interested in the broader South Surrey market, the South Surrey homes for sale page offers a wider look at what's currently active across the area.

The Case for a Larger Condo in This Market

At 1,793 sq ft, this unit occupies a category that rarely comes up in White Rock condo listings — it offers the square footage of a townhome without the stairs, the maintenance, or the strata fees that typically accompany that format. Three bathrooms across a two-bedroom layout adds meaningful flexibility, whether that's a proper guest suite, a home office with adjacent bath, or simply the day-to-day convenience of not sharing. Buyers who have outgrown smaller condos in the area but aren't ready to take on a detached home will find this size range particularly relevant. Those exploring the upper end of the market may also want to review luxury homes for sale in White Rock and South Surrey for context on what the neighbourhood offers at various price points.

What Buyers Are Looking for in White Rock

Demand in White Rock skews toward buyers who prioritize lifestyle over commute — retirees and semi-retirees downsizing from larger South Surrey homes, professionals who work remotely and want proximity to the ocean, and out-of-town buyers attracted by the town's distinct character. What they consistently want: space that doesn't feel like a compromise, low-maintenance living, proximity to walkable amenities, and a building that doesn't feel like an anonymous tower. A ground-floor or low-rise unit on Royal Avenue fits that brief closely. For those weighing South Surrey luxury real estate options alongside this listing, the South Surrey luxury homes page is worth a look.

Why Larger Condos in White Rock Hold Their Value

White Rock condo inventory at this size is genuinely limited. The community's geography — hemmed in by the waterfront, East Beach, and the municipal boundary — means supply doesn't expand quickly. Larger suites, particularly those with multiple bathrooms and meaningful living space, tend to hold their value well because there's simply not much replacing them. Buyers comparing this to smaller units elsewhere in South Surrey should factor in the location premium that White Rock commands, as well as the lifestyle equity that comes with being steps from the beach and the promenade. See what else is currently listed by reviewing active listings across the South Surrey and White Rock area.

Local Insight from Jared Gibbons

Jared Gibbons has an active presence across South Surrey and White Rock real estate, and understands the nuances of what drives value in this specific pocket of the market. Royal Avenue is a well-regarded address, and a unit of this size at this location represents the kind of inventory that doesn't come up frequently. If you're considering a move to White Rock or want to understand how this listing fits into the current South Surrey real estate landscape, reach out directly or request a home evaluation to start the conversation.

A well-updated ground-floor condo in Murrayville's established Autumn Ridge complex is now listed at $469,000 — and it checks a lot of boxes for buyers who want move-in-ready condition, outdoor space, and a community feel without the price tag of a detached home. Sitting at 112-22015 48 Avenue in Langley, this 746 sq ft, 1 bed + den, 1 bath unit is one of the more affordable entry points into a neighbourhood that has been drawing consistent buyer interest for years.

What Makes Murrayville a Draw for Buyers

Murrayville real estate appeals to a broad range of buyers — from retirees looking to downsize to first-time purchasers who want a quieter, more established setting than the newer Willoughby or Brookswood corridors. The neighbourhood has a small-town feel with genuine amenities nearby: Langley Memorial Hospital, golf courses, the Murrayville rec centre and pool, independent shops, and quick access to Fraser Highway. That combination of lifestyle and convenience is hard to replicate at this price point in the Langley housing market.

Ground-floor condos in Langley have carved out their own buyer category — and for good reason. Walk-out access, no elevator dependency, easier access for pets and mobility, and in many cases a private outdoor area make them especially practical. This unit delivers all of that. The walk-out patio is tucked at the back of the building in a private, west-facing position — a detail that matters to buyers who want usable outdoor space, whether that's a morning coffee spot, a small garden, or room for a pet to roam. Pets are welcome here, which immediately broadens the pool of interested buyers.

Updated and Ready to Move In

The unit has been refreshed in meaningful ways: vinyl plank flooring, fresh paint, LED lighting throughout, a newer kitchen with stylish backsplash, and updated appliances. Storage is well-organized. The den provides flexible space that works as a home office, reading room, or spare guest area — a layout feature that resonates strongly with buyers working from home or hosting occasional visitors. At 746 sq ft, the floor plan is practical without being cramped, and the building's three-storey scale keeps things manageable and community-oriented.

This listing is well-suited to first-time condo buyers in Langley, downsizers who want to simplify without leaving a familiar area, and investors looking for a pet-friendly, rentals-allowed (with restrictions) unit in a stable, in-demand community. The strata fee of $248.66/month includes gardening, gas, hot water, management, recreation facility access, and snow removal — straightforward and transparent for buyers evaluating total monthly costs. Underground parking and a locker are included. With proximity to transit, shopping, and the rec centre on foot, the day-to-day practicality is genuine.

Autumn Ridge and the Murrayville Condo Market

Autumn Ridge is a known and respected complex in Murrayville — 130 units across three storeys with a clubhouse, elevator, and in-suite laundry. Condos in this building and in Murrayville more broadly don't sit long when they're priced well and presented in good condition. Langley condo inventory at this price remains competitive, and ground-floor units with outdoor space command attention quickly. For buyers comparing options across the Fraser Valley, this one offers a combination of location, condition, and price point that's difficult to match.

Local Perspective from Jared Gibbons

Jared Gibbons has worked extensively throughout Murrayville and the surrounding Langley communities, and knows firsthand why this neighbourhood holds its value. The walkability, the hospital proximity, and the balance of quiet residential streets with actual amenities nearby make it a consistent performer — properties that are well-presented move, and buyers who know the area recognize good value when they see it. If you're curious about what's currently available in Murrayville or want to know what your own home could be worth, visit the home evaluation page or browse current listings to see what's active in the market right now.

A bright 1 bed + den condo at A218-8929 202 Street has just come to market in Walnut Grove, Langley, listed at $469,000. This 726 sq ft home sits inside The Grove, a complex built in 2008, offering an open layout, a versatile den that works as a home office or extra storage, secure underground parking, and a storage locker. With a central location near shopping, parks, transit, the Carvolth Bus Exchange, and quick Highway 1 access, it's the kind of well-priced condo in Langley that tends to draw early interest.

Inside the Walnut Grove Housing Market

The Walnut Grove housing market has held up well compared to many surrounding areas. Even as the broader Fraser Valley shifted into more balanced conditions through early 2026, Walnut Grove has continued to post one of the stronger sales-to-active ratios among Langley neighbourhoods. Well-priced condos here move quickly, often selling close to asking within about four weeks. That resilience comes down to fundamentals: strong schools, mature tree-lined streets, and quick access to Highway 1 and the Golden Ears Bridge.

What Buyers Are Looking For in This Area

Buyers drawn to homes in Langley — and Walnut Grove specifically — want a balance of value, space, and convenience. In this price range, demand leans toward functional one-bedroom and den layouts that work for first-time buyers, downsizers, and investors alike. Practical features matter most: an efficient floor plan, a flexible den, secure parking, and a well-managed building with low maintenance fees. A218 checks these boxes, with a $409 monthly fee covering water, sewer, garbage, and management.

Why Homes Like This Sell Well

A unit like A218 appeals because it lands at an attainable entry point in a market where townhomes and detached houses sit well out of reach for many buyers. A 1 bed + den offers more flexibility than a standard one-bedroom without the price jump of a true two-bedroom, which widens its appeal considerably. Add a professionally managed building, in-suite laundry, and elevator access, and you have a property that delivers the kind of low-maintenance, lock-and-leave lifestyle buyers and tenants both look for.

Who This Type of Property Is Ideal For

This condo suits a broad range of people. First-time buyers appreciate the affordability and easy upkeep, downsizers value single-level living and walkability to amenities, and investors are drawn to Walnut Grove's dependable rental demand, supported by nearby Trinity Western University and major transit routes. The den adds genuine day-to-day flexibility — a nursery, office, or guest space depending on the season of life.

A Local Perspective

Walnut Grove rewards buyers who understand its rhythms — which complexes hold value, how pricing shifts season to season, and what makes a unit stand out. Jared Gibbons knows this market closely and brings a grounded, local read on what's happening across South Surrey real estate and the wider Langley area. For anyone weighing a move in or around The Grove, that neighbourhood-level insight makes all the difference.

A Bolivar Heights Classic Just Came Back at a Better Price

There are homes that make an immediate impression — and then there are homes that, when the price finally aligns with the moment, suddenly make a lot of sense. 13414 113 Avenue in Bolivar Heights, Surrey is that second kind of home. This four-bedroom, three-bathroom detached property has returned to the market with a sharper, more competitive price — and in today's environment, that shift matters. At 2,065 square feet on a 7,183 sq ft lot, this is a substantial North Surrey single-family home that now sits noticeably below the Bolivar Heights neighbourhood average, making it one of the more compelling detached opportunities available right now.

What the Property Offers

Built in 1970 and lovingly maintained by the same owners for many years, this basement-entry home in Surrey has held up well. The main floor features three bedrooms with freshly installed carpet, a fireplace-anchored living room, and — the detail that tends to stop buyers mid-showing — panoramic views of the Fraser River and the surrounding mountains. It's not a filtered or partial view. It's the kind of sight line that makes you stop and take stock. Downstairs, a fourth bedroom and a large entertainment space round out the layout, creating natural potential for a secondary suite conversion — a feature buyers across the North Surrey market are actively prioritizing. You can use the mortgage calculator to get a quick sense of what monthly payments look like at this price point.

The Bolivar Heights Market Right Now

Bolivar Heights consistently ranks among the top three neighbourhoods in Surrey for sales performance. Homes in this corridor typically sell within 25 to 30 days, and nearly half move in under ten days when they're priced correctly. The average listing price in the neighbourhood sits above this property's asking price, meaning it's positioned meaningfully below the local benchmark. In a Surrey housing market where buyers are more selective and inventory is higher than it's been in recent years, well-priced homes with strong fundamentals are still moving. The gap between overpriced and appropriately priced listings has never been more visible, and this one is positioned to be in the right column.

What Buyers Are Looking For in North Surrey

Demand for detached homes in North Surrey continues to come from a specific kind of buyer: families who want space, views, and long-term flexibility without the premium attached to other Surrey price points. Buyers in Bolivar Heights are often weighing suite income potential, lot size, and the ability to renovate over time rather than needing a turnkey product. This property speaks directly to that profile. The layout supports multi-generational living or future rental income, the lot is a solid holding size, and the views add a lifestyle element that's genuinely hard to replicate at this price tier. Nearby schools including Surrey Traditional, Forsyth Road, and Queen Elizabeth Secondary also make this corridor a consistent draw for families. If you're actively comparing options, the home buying process guide is a useful place to start understanding what to look for.

Why This Price Point Changes the Conversation

When a property returns to the market with a better number, the instinct for some buyers is to wonder why — but in the current Surrey real estate climate, price adjustments are often a reflection of broader market recalibration rather than anything specific to the home. Sellers who adjust early and meaningfully tend to attract more serious buyers, generate more showings, and ultimately close closer to what they want. The per-square-foot value here holds up well compared to neighbouring properties, particularly given the view premium and the suite potential baked into the footprint. For anyone comparing detached homes in Surrey at this price tier, that context matters.

Understanding the Bolivar Heights Market

What makes Bolivar Heights worth paying attention to isn't just the price point — it's how consistently buyers in this part of North Surrey show up with the same checklist. Suite potential, unobstructed views, usable lot size, and school access. Homes that genuinely deliver on those criteria at a fair number don't tend to sit long, even in a slower market. 13414 113 Avenue now lands in a range where that conversation becomes realistic for a much wider pool of buyers. For anyone actively watching Surrey real estate in this corridor, it's worth understanding not just the listing itself, but what comparable homes are actually trading for right now — because that context is what makes the price meaningful. If you're weighing your own next move in the market, get a free home evaluation or reach out directly to talk through what's available.

Unit 53 at Mayfair — 19897 75A Avenue in Willoughby Heights, Langley — is back on the market with a repositioned price that puts it squarely in front of serious buyers. This is a 4-bedroom, 3-bathroom townhouse spanning 1,462 square feet, built by Zenterra in 2022 and loaded with the kind of finishes that buyers in the Langley townhouse market are actively seeking. For anyone who passed on this one before, the updated price is worth a second look.

What the Mayfair Complex Brings to the Table

Mayfair is a Zenterra-built community in Willoughby Heights comprising 61 townhomes across three storeys. The development was designed with families in mind — each unit includes a side-by-side double garage, private fenced yard or patio, forced air heating, air conditioning, and on-demand hot water. The KitchenAid stainless steel appliance package and Whirlpool washer and dryer are included, along with a gas BBQ hookup on the balcony. There are also two shared outdoor amenity areas, including a children's play space and seating areas for residents.

Why Willoughby Heights Keeps Attracting Buyers

The Willoughby Heights real estate market has been one of the most consistently active pockets in Langley for the better part of a decade, and the fundamentals behind that demand haven't changed. Families moving out of Surrey or South Vancouver looking for more space, a newer build, and access to good schools keep gravitating to this neighbourhood. Mayfair sits close to Peter Ewart Middle School and RE Mountain Secondary, and the Langley Events Centre is nearby for recreation. Willowbrook Shopping Centre, a movie theatre, and transit connections are all within reach, and the future SkyTrain station coming to Langley City Centre continues to put the broader area on the radar of long-term buyers and investors alike.

What the Langley Townhouse Buyer Is Looking For in 2026

Buyers in the Langley housing market right now are doing the math carefully. With borrowing costs still top of mind, they're looking for properties that deliver square footage, functionality, and a neighbourhood with staying power — not just a competitive sticker price. A 4-bedroom townhouse with a double garage, AC, and a fenced yard in a well-maintained strata checks every box for a growing family. It also appeals to buyers who want the feel of a detached home without the premium price tag that comes with it in this market.

Why a Price Adjustment Creates Real Opportunity

A relisting at a new price isn't a red flag — in the current Fraser Valley real estate climate, it's often a recalibration to where the market actually sits. Comparable townhomes in Willoughby Heights have been selling in the $900K–$950K range, and a sharpened price on a move-in-ready, newer build like this one draws buyers who've been waiting for the right moment. For anyone tracking homes in Langley with four bedrooms and modern construction, this is one of the more practical options currently available.

Who This Property Is Ideal For

This unit works well for families relocating from Metro Vancouver who need more bedroom count and a proper garage. It also suits buyers who want a newer Langley townhouse without taking on a renovation project or a dated strata. The layout, the finishes, and the community design are all oriented toward everyday livability — the kind of home you move into and don't need to touch.

Local Knowledge That Goes Beyond the Listing

Jared Gibbons has been active in the Willoughby Heights and Langley real estate market long enough to understand how inventory cycles, pricing adjustments, and buyer demand interact in real time. When a property like this gets repositioned, knowing whether it's an opportunity or a signal requires reading the broader market context — not just the number on the sign. If you're considering this property or want to understand where it sits relative to current comparables, that's exactly the kind of conversation worth having.

401–27215 Aldergrove Town Centre Drive has just hit the market at an aggressively priced $399,000 — and buyers who have been watching the Aldergrove real estate market are already taking notice. Timing matters in real estate, and at this price point for a brand new 2025-built strata unit, the timing couldn't be better. This 554 sq. ft. home checks the boxes most buyers are working from: location, value, and livability — without asking you to compromise on any of them.

Why $399,000 for a 2025 Build in Aldergrove Is a Number Worth Paying Attention To

New construction at this price in the Langley real estate market is rare. Most newly built strata units in Metro Vancouver's eastern corridor are coming in well above this threshold, which makes 401–27215 Aldergrove Town Centre Drive stand out immediately for buyers who have been tracking the market. Add the location — walking distance to shops, services, and transit along Fraser Highway — and the value case here becomes very difficult to argue with.

Compared to South Surrey real estate or even central Langley pricing, what $399,000 buys you here in Aldergrove Town Centre is genuinely compelling. Buyers who understand the direction this neighbourhood is heading recognize that early entry at this price point is an opportunity, not just a transaction.

A 2025-Built Unit That Meets What Langley Buyers Are Actually Looking For

Across homes in Langley, buyer expectations in this segment are consistent — low maintenance, modern finishes, functional use of space, and proximity to daily essentials. A brand new 554 sq. ft. strata unit in Aldergrove Town Centre delivers exactly that without the carrying costs or condition concerns that come with older inventory.

With mortgage qualification still presenting a real barrier for many buyers, a new build at $399,000 in a well-connected area cuts through the noise quickly. Buyers in this price range are decisive — and a property like this doesn't sit around waiting for them to make up their minds.

The Aldergrove Strata Market and Why This Segment Keeps Performing

The Brookswood housing market and surrounding Aldergrove communities have held their ground through various market conditions, and newer strata inventory near the Town Centre has been among the most active segments. The demand here is driven by genuine need — not speculation. First-time buyers looking for an entry point into the Langley housing market, downsizers leaving larger homes, and investors drawn to Aldergrove's solid rental fundamentals all converge on this type of property.

New construction adds another layer of confidence for buyers who want certainty. No deferred maintenance, no strata depreciation surprises, and no compromises on condition. At $399,000 for a 2025-built unit, that peace of mind comes at a price point that is hard to replicate right now anywhere in the Fraser Valley.

Who Should Be Looking at 401–27215 Aldergrove Town Centre Drive Right Now

This unit is a strong fit for several types of buyers. First-time buyers who want new construction without stretching their budget will find this hits a realistic number. Professionals commuting along the Fraser Highway corridor — to Surrey, Abbotsford, or Langley City — will appreciate how well this location works on a daily basis. Downsizers who want something fresh, clean, and simple will find the lifestyle here easy to settle into. And for investors, Aldergrove's rental demand continues to be supported by its amenities, transit, and affordability relative to the broader Langley real estate market — a brand new unit attracts quality tenants and commands strong rental rates.

If this aligns with what you've been looking for, now is the time to take a closer look.

Jared Gibbons Knows This Market From the Ground Up

There's a difference between knowing market statistics and understanding how a specific neighbourhood actually moves. Jared Gibbons has built his practice across Aldergrove, Langley, Brookswood, and South Surrey real estate by staying close to both — tracking the data and staying active in the communities he works in. That combination gives buyers and sellers a clearer, more grounded picture of what's actually happening and what decisions make sense.

If 401–27215 Aldergrove Town Centre Drive is on your list or you want an honest read on what's available in Langley and Aldergrove right now, Jared is a straightforward conversation worth having.

Timing matters in real estate, and right now the timing is right. 301–27215 Aldergrove Town Centre Drive has just become available in one of Langley's most practical and well-connected neighbourhoods, and buyers who have been watching the Aldergrove real estate market are already taking notice. This is the kind of strata unit that checks the boxes most buyers are working from — location, price point, and livability — without asking you to compromise on any of them.

Aldergrove Town Centre: The Neighbourhood Buyers Are Waking Up To

There's a reason more buyers are turning their attention to Aldergrove when searching for homes in Langley. This neighbourhood delivers the kind of everyday convenience that matters — walkable access to shops, restaurants, and services, strong transit connections along Fraser Highway, and easy reach to Highway 1 for commuters heading in any direction. All of that comes without the price premium attached to higher-profile Langley communities like Willoughby or Walnut Grove.

Compared to South Surrey real estate or central Langley, Aldergrove Town Centre offers genuine value that's becoming harder to find anywhere else in Metro Vancouver's eastern corridor. Buyers who recognize that early tend to make the smartest moves.

What Today's Buyers Are Prioritizing in This Market

Across homes in Langley, buyer expectations have become sharply focused on practicality. Functional layouts, in-suite laundry, low-maintenance living, and proximity to daily essentials are driving decisions more than ever. Strata units in Aldergrove Town Centre are well-positioned to meet those expectations — and at a price point that remains accessible compared to much of the Langley housing market.

With mortgage qualification still presenting a real barrier for many buyers, well-priced strata properties in areas like Aldergrove are attracting serious, motivated interest. This isn't casual browsing — buyers in this segment are ready to move when the right property comes along.

Why Strata Properties in Aldergrove Hold Their Value

The Brookswood housing market and surrounding Aldergrove communities have demonstrated consistent stability through changing market conditions, and strata units near key amenities have been among the strongest performers. The reason is straightforward — the buyer pool is wide. First-time buyers, downsizers, and investors all compete for well-located strata units in this area, which keeps demand healthy and absorption rates strong even when the broader market softens.

Properties that combine a central location with practical features and a competitive price tend to attract offers from multiple buyer profiles at once. That kind of broad appeal is exactly what 301–27215 Aldergrove Town Centre Drive brings to the table.

Who This Property Is the Right Fit For

This unit suits a range of buyers particularly well. Young professionals commuting to Surrey, Abbotsford, or anywhere along the Fraser Highway corridor will find the location works in their favour every single day. Those stepping down from a larger home will appreciate the low-maintenance strata lifestyle without feeling like they've sacrificed quality or convenience. For investors, Aldergrove continues to support solid rental demand driven by its transit access, amenity base, and relative affordability within the Langley real estate market.

If you've been waiting for a clear opportunity in this area, this is it.

The Local Insight Behind Every Smart Decision

Knowing a neighbourhood on paper is one thing — understanding how buyers actually behave in it is another. Jared Gibbons works across the Aldergrove, Langley, Brookswood, and South Surrey real estate markets with the kind of on-the-ground knowledge that comes from being consistently active in these communities. His approach is direct and data-informed, focused on helping buyers identify real value and move confidently.

If this property is on your radar or you're exploring what's available across Langley and Aldergrove, Jared Gibbons is the person to talk to — no pressure, just honest local insight when you need it.

A rare ground-floor end unit has just hit the market in the Wyndridge community. This 2-bedroom, 2-bathroom townhouse at 115-9072 Fleetwood Way offers 1,344 square feet of single-level living — no stairs at all.

Listed at $599,000 in Fleetwood Tynehead, one of Surrey's most established neighborhoods.

Why Fleetwood Tynehead?

Fleetwood Tynehead keeps attracting buyers who want an established community with everything nearby. Shopping, recreation, transit, and schools are all within easy reach.

The location along Fraser Highway gives you quick access to Surrey Memorial Hospital, SFU Surrey, and Surrey Central SkyTrain. It's an easy commute while still feeling like a quiet residential neighborhood.

Tree-lined streets, parks, and well-maintained complexes make this area hold its value.

What Makes This Unit Stand Out

True single-level townhomes in Surrey are hard to find. This ground-floor end unit means zero stairs, extra windows for natural light, and more privacy than interior units.

The layout is practical — 1,344 square feet with generously sized rooms. The primary bedroom has a walk-in closet and ensuite bathroom.

Wyndridge is an adult-oriented community (45+) with gated security, a clubhouse, and recreation facilities. Strata fees are $386.26/month covering grounds maintenance and shared amenities. You also get a private yard, patio, single garage, and extra parking.

Location Highlights

Surrey Sport and Leisure Complex is nearby for fitness, skating, and swimming. Fleetwood Community Centre and Library are close too.

For daily errands, you've got multiple grocery stores, Rona, JYSK, Starbucks, and Tim Hortons all within minutes.

Bus stops right by the complex connect to Surrey Central Station, and Fraser Highway gives direct access to Highway 1.

Why It's a Smart Buy

Built in 1988, Wyndridge has decades of proven management and established landscaping — no surprises like you sometimes get with new construction.

Rentals are allowed with restrictions, which adds flexibility for investors or future life changes. At $599,000, it works for downsizers selling a larger home or investors looking for stable rental income in an established area.

Why Single-Level Living Matters

Ground-floor access eliminates mobility concerns entirely. It's easier for carrying groceries, simpler to maintain, and more efficient to heat and cool.

For downsizers, 1,344 square feet is right-sized — enough room for your furniture without wasted space. Two full bathrooms mean guests are comfortable, and the separated bedrooms give you privacy.

Listed at $599,000 | 2 Bed, 2 Bath | 1,344 sq ft | Ground-Floor End Unit

For a private showing or more details on this Fleetwood Tynehead townhouse, contact Jared Gibbons.

Browse more Surrey homes for sale or explore Surrey condos under $800K.

A solid investment opportunity has just hit the market in Princeton, BC. This 3-bedroom, 1-bathroom home at 511 Similkameen Avenue is listed at $299,000 with a tenant already in place paying $2,000/month.

Immediate cash flow on day one.

Why Princeton?

Princeton is one of BC's most undervalued communities. Homes under $300,000 still exist here — and the small-town charm, outdoor lifestyle, and growing demand make it a smart place to buy.

The town sits along Highway 3, about 90 minutes from Kelowna and two hours from the Fraser Valley. Remote workers, retirees, and investors are all starting to take notice.

Fishing on the Tulameen and Similkameen Rivers, hiking, mountain biking, and proximity to Manning Park make Princeton especially appealing to lifestyle-focused buyers.

What This Property Offers

The layout is practical — 864 square feet with 3 bedrooms and 1 bathroom. Nothing wasted.

The fully fenced yard with alley access gives you secure outdoor space and flexible parking. Great for families with pets or anyone who needs storage for recreational gear.

The location puts you within walking distance of downtown Princeton's shops, cafes, and services. Parks, trails, and a dedicated dog park are all nearby.

The Investment Case

A tenant is already in place paying $2,000/month. No vacancy period. No guessing on rental rates — this is market-tested income.

On a $299,000 purchase price, that's a competitive yield you won't find in any urban market without significantly more capital.

Princeton's rental market is tight — low vacancy rates and demand that consistently outpaces supply. That's a strong position for a landlord.

Why This Price Point Matters

Homes under $300,000 in BC are getting harder to find. This one gives you multiple options — live in it, rent it out, or hold it for appreciation.

Unlike seasonal resort towns with wild price swings, Princeton has year-round residential character. Values here appreciate steadily. The town's ongoing infrastructure investments signal long-term confidence in growth.

Properties bought during periods of relative affordability in the Similkameen Valley have consistently appreciated as more people discover the area.

Location Highlights

Princeton is compact and walkable. Grocery stores, the recreation complex, medical services, and schools are all easy to get to regardless of where you live in town.

The trail network connects directly to walking and biking routes throughout the valley. Daily errands don't require a car — a big plus for a small town.

Listed at $299,000 | 3 Bed, 1 Bath | 864 sq ft | Rented at $2,000/month

For a private showing or more details, contact Jared Gibbons at (604) 928-1361.

Browse more Fraser Valley acreages and rural properties or explore farms for sale.

A new strata industrial unit for lease is now available at 104-19232 Enterprise Way in Cloverdale, Surrey. This property offers a practical solution for businesses looking for well-located industrial space within an established commercial and employment area.

The Enterprise Way location is known for its concentration of warehouse, service, and light industrial users. Businesses operating here benefit from a professional setting designed specifically for industrial activity, with surrounding properties supporting similar uses.

Space Overview

The unit provides approximately 3,585 sq. ft. of total space, offering a functional balance between warehouse and supporting areas. The main floor warehouse area totals approximately 2,494 sq. ft., while the 1,091 sq. ft. mezzanine adds flexibility for workspace, storage, or administrative use.

This configuration allows businesses to operate efficiently within a single unit, keeping operations, inventory, and support functions under one roof without wasted space.

Warehouse Layout & Features

The warehouse layout is designed for everyday industrial use, with features that support loading, storage, and workflow efficiency, including:

• One grade-level loading door

• Approx. 20-foot clear ceiling height

• Strata industrial layout with defined warehouse and mezzanine areas

The clear height and open warehouse space provide flexibility for racking, equipment, or inventory storage, depending on business needs.

How the Space Can Be Used

This unit may suit a range of businesses that require functional industrial space rather than high-end showroom finishes. The layout works well for operations that need:

• Warehouse or distribution space

• Trade or service-based businesses

• Light industrial operations

• Storage combined with workspace

Prospective tenants are encouraged to confirm specific permitted uses directly with the City of Surrey to ensure suitability.

Enterprise Way & Cloverdale Industrial Area

Enterprise Way is part of one of Cloverdale’s established industrial corridors, valued for its consistency, accessibility, and long-term demand. The area continues to attract businesses seeking practical industrial space without the congestion of heavier industrial zones.

Being located in Cloverdale also places the property within close reach of Langley, South Surrey, and other Fraser Valley business hubs, making it a convenient base for companies serving multiple markets.

Access & Transportation Connections

The property offers convenient access to Highway 10 and nearby arterial routes, supporting efficient travel throughout Surrey and the surrounding region. This connectivity is particularly beneficial for businesses with regular deliveries, service routes, or regional clients.

The location supports both local operations and broader Fraser Valley distribution, without relying on inner-city routes.

If this space fits your business needs reach out to Jared Gibbons for further details and arrange a viewing.

📍145 – 2853 HELC Place, Surrey is a newly listed townhome located in the heart of Grandview Surrey, one of South Surrey’s most desirable neighbourhoods. This home is part of the well-known HYDE PARK community, offering space, comfort, and a highly convenient location.

This is a large townhome, not a typical one. With 2,685 square feet spread over three full levels, the layout offers flexibility for families, home offices, or multi-generational living. The extra space is immediately noticeable.

Spacious Layout Designed for Everyday Living

The home features 4 bedrooms and 4 bathrooms, allowing everyone to have their own space. The layout works well for daily life, entertaining, and long-term living without feeling crowded.

Inside, you’ll find hardwood and laminate flooring, along with two natural gas fireplaces that add warmth and comfort. Multiple outdoor areas—including a balcony, patio, and deck—create easy indoor-outdoor flow.

Well-Managed Community at HYDE PARK

Built in 2016, this townhome is part of a freehold strata managed by FirstService Residential. The complex is known for its strong amenities and well-kept common areas.

Residents enjoy access to:

• Clubhouse

• Fitness centre

• Recreation facilities

• Tennis courts

• Guest suite

Parking, Storage, and Practical Features

This home includes a double garage, along with visitor parking within the complex. These practical features make day-to-day living easier, especially for families or households with multiple vehicles.

The three-level design also allows for better separation between living areas, bedrooms, and work-from-home spaces.

Grandview Surrey Location Advantage

Grandview Surrey continues to be one of South Surrey’s most popular areas thanks to its balance of residential living and daily convenience. Schools, parks, shopping, and transit are all close by.

This location works well for families, professionals, and buyers looking for long-term value in South Surrey real estate.

Nearby Amenities

• Grandview Corners – shopping, dining, and services

• Morgan Crossing – retail, restaurants, and cafés

• Southridge School – private K–12 education

• Grandview Heights Aquatic Centre – pools, fitness, and recreation

For more information or to book a private showing contact Jared Gibbons today.

A new opportunity has arrived in Sardis Chilliwack. This top-floor, corner condo at 404 7694 Evans Road is now listed for $399,000, offering space, light, and a highly walkable location in one of Chilliwack’s most established residential pockets.

Located in Creekside Estates, this home is ideal for first-time buyers, downsizers, or investors looking for long-term value in the Sardis–Vedder area. With mountain views and a functional layout, it delivers comfort without compromise.

Bright Layout with Everyday Functionality

This 2-bedroom, 2-bathroom condo offers 984 sq. ft. of well-planned living space. The corner position allows for more natural light and added privacy, while the top-floor location keeps the home quiet and comfortable.

The open living and dining area flows easily into the kitchen, making the space practical for daily living and hosting. Laminate flooring and mixed finishes keep maintenance simple, while in-suite laundry adds everyday convenience.

Creekside Estates Community

Located in Creekside Estates, this home is part of a well-established condo complex in Sardis. The building features apartment-style residences with shared common areas and on-site parking, appealing to buyers who value simplicity and ease of ownership.

Strata living here offers a practical balance between space and maintenance, making it an attractive option for both homeowners and long-term investors.

Sardis Chilliwack Location Benefits

Sardis is one of Chilliwack’s most sought-after areas thanks to its balance of convenience and livability. This home sits close to shopping, schools, parks, and public transit, making daily errands easy without sacrificing a residential feel.

The area is especially popular with buyers who want quick access to amenities while staying connected to nature, recreation, and major routes throughout the Fraser Valley.

Nearby Amenities

• Local shopping and services within walking distance

• Schools approximately

• Public transit approximately

• Parks, recreation, and community amenities nearby

From mountain views to walkable convenience, this Sardis condo checks all the right boxes—connect with Jared Gibbons to take the next step.

This new listing at 220 – 15735 Croydon Drive offers a great opportunity to own a condo in one of South Surrey’s most convenient and walkable locations. Located in Morgan Crossing, this home puts daily essentials, dining, and services right outside your door.

For buyers who value location, lifestyle, and ease of living, this address checks all the boxes. It’s especially appealing for first-time buyers, professionals, and downsizers looking to stay close to everything South Surrey has to offer.

Inside the Home

The condo features a bright, open layout that feels welcoming and easy to live in. Large windows bring in natural light, helping the space feel open and airy throughout the day.

The kitchen flows smoothly into the living and dining areas, making it ideal for everyday living or casual entertaining. The layout is efficient, comfortable, and designed to make the most of the square footage.

Why Buyers Love This Location

Living at Morgan Crossing means enjoying a true walk-everywhere lifestyle. Shops, cafés, fitness studios, and services are just steps away, reducing the need for daily driving.

This type of convenience continues to attract strong buyer demand and supports long-term value in the South Surrey real estate market.

Nearby Amenities

• Morgan Crossing Shopping Centre – Shops, restaurants, and services right below

• Southridge School – One of South Surrey’s top private schools

• Highway 99 – Easy access for commuters

• White Rock Beach – A short drive for oceanfront walks and dining

A Smart South Surrey Purchase

Whether you’re buying your first home, downsizing, or adding to your portfolio, 220 – 15735 Croydon Drive offers a strong combination of location, livability, and long-term appeal. With limited inventory in walkable South Surrey communities, homes like this don’t stay on the market long.

To learn more or to book a private showing, contact Jared Gibbons today.

There’s an exceptional opportunity with 16216 20 Avenue in Pacific Douglas, Surrey, now offered at $4,900,000. This strategically placed property combines significant land holding with potential development upside, making it attractive for investors, developers, or buyers seeking a rare Surrey estate with acreage and flexibility. Positioned near major transportation routes and coveted South Surrey neighbourhoods, this listing stands out in today’s market for its size, location, and long-term prospects.

🔑 Property Details Snapshot

📍 Address: 16216 20 Avenue, Surrey, BC V3Z 9M8
💰 Price: $4,900,000
📏 Lot Size: ~1.13 acres (49,136 sq ft)
🏠 Type: Residential / Land / Potential Development
🛏 Beds: 3 | 🛁 Baths: 3
📐 Living Area: ~3,726 sq ft
🌳 Zoning: RA (Residential/Agricultural)
📍 Neighbourhood: Pacific Douglas, South Surrey

This offering combines a rare land footprint with a sizeable residence, making it ideal for buyers who want both immediate living value and future possibilities. With a generous lot size backing on to Surrey’s evolving corridor, this home delivers space that’s increasingly hard to find near urban centres.

Why 16216 20 Avenue Is a Distinct Surrey Opportunity

At $4,900,000, this property sits well above typical single-family home pricing in Surrey, but that’s because it includes both a substantial residence and an expansive land parcel suited to multiple uses. Whether you’re a family seeking space and privacy or an investor/developer considering strategic land positioning, this address delivers advantages many Surrey listings cannot match.

The Pacific Douglas / South Surrey locale provides excellent connectivity to major routes like King George Boulevard, Highway 99, and transit options, making both everyday commuting and future development logistics compelling. Proximity to parks, schools, and community amenities further elevates this investment’s appeal.

Ideal Buyer Profiles at This Price Tier

This estate is especially well suited for:

• Developers or investors exploring rezonable land use or infill opportunities

• Multigenerational families seeking acreage with a principal residence

• Entrepreneurs needing a flexible property with future potential

• Buyers who value privacy, highly desirable acreage, and strategic Surrey location

The parcel’s size and zoning classification give buyers flexibility not often found at this scale in a major market like Surrey.

Local Advantages: Pacific Douglas & South Surrey

Pacific Douglas is one of Surrey’s most defining precincts — blending residential character with industrial and commercial strategy. The area benefits from:

• Easy access to Highway 99 Corridor

• Quick connections to Vancouver, Richmond, and U.S. border routes

• Nearby parks, schools, and community services

• Strong long-term demand due to limited large parcel availability

This locale continues to attract attention from buyers and planners due to its versatility and positioning between Surrey’s urban centres and major transportation routes.

Explore More High-Value Surrey Properties

If you’re comparing options or planning a Surrey real estate strategy, consider:

• Surrey luxury homes and acreage estates

• South Surrey properties above $1.8M

• Pacific Douglas infill or land opportunities

A Rare Surrey Estate With Potential

16216 20 Avenue represents a distinctively large Surrey parcel that combines residential comfort with future possibilities. At $4,900,000, this property appeals to buyers looking beyond typical detached offerings — especially those who want acreage, strategic location, and flexibility for future use.

For more details, market insights, or to arrange a private viewing, contact Jared Gibbons — this is the type of listing that rewards informed, decisive buyers.

12–5327 192 Street. This well-kept industrial/commercial unit in Cloverdale’s sought-after Campbell Heights corridor offers a rare opportunity for businesses seeking a clean, functional, and efficiently laid-out workspace. From the exterior to the interior, the complex has a professional presence that suits a range of users — whether you’re an owner-operator, investor, or a growing company ready for more room.

Inside, the unit offers a versatile layout designed to accommodate both office and warehouse needs. High ceilings, quality construction, and a straightforward floorplan make it easy to work efficiently and customize the space to your operations. Whether you need storage, light distribution, production, or office components, the setup offers flexibility without wasted square footage.

The warehouse area provides excellent usability with good access, storage capacity, and maneuverability, while the front office section offers a comfortable and professional entry point for clients and staff. Thoughtful design elements and natural light make the workspace feel bright and practical — a standout feature for businesses wanting a modern and organized environment.

Ideal for companies seeking long-term stability, this unit is situated in a well-managed complex that maintains strong curb appeal and dependable functionality. Its adaptable footprint and clean presentation make it an exceptional option within one of Surrey’s most active and established industrial corridors.

Functional Layout With Business Flexibility

This property provides the best combination of warehouse efficiency and office usability. The clear, open warehouse design ensures smooth workflow, while the office areas bring professionalism and comfort for staff and visitors. For businesses needing a clean, functional, and flexible work environment, this layout supports a broad range of operational needs.

Nearby Amenities

• Willowbrook Shopping Centre

• Cloverdale Recreation Centre

• Campbell Heights Industrial Area

• Cloverdale Fairgrounds

For more information about this listing or to discuss commercial real estate opportunities in Surrey, please contact Jared Gibbons for knowledgeable, professional guidance.

Welcome to Aldergrove Town Centre, the newest master-planned community bringing modern design and walkable living to the heart of Langley. This brand-new 1-bedroom, 1-bathroom condo at #309 – 27215 Aldergrove Town Centre Drive offers 548 sq ft of bright, open-concept living with sleek finishes, smart features, and a layout that makes the most of every inch. Perfect for first-time buyers, professionals, or investors, it’s a home that blends urban style with small-town warmth.

Why Aldergrove Is an Up-and-Coming Market

Aldergrove Town Centre is quickly becoming one of Langley’s most exciting new master-planned communities, designed for those who crave modern urban living with small-town character. With walkable streets, new retail, cafés, and everyday conveniences, the area is transforming into a vibrant hub—perfect for professionals, downsizers, and first-time buyers looking for a connected lifestyle.

The community’s redevelopment has fueled strong buyer interest, with condos in Aldergrove seeing increased demand thanks to their affordability compared to other Fraser Valley markets. New builds like this one offer sleek finishes, efficient layouts, and excellent long-term value, making Aldergrove a standout option for both end-users and investors.

Residents benefit from quick access to parks, schools, shopping, and major commuter routes, while upcoming commercial and residential growth continues to elevate the neighborhood’s appeal. With more amenities arriving and long-term plans underway, Aldergrove Town Centre is shaping up to be one of Langley’s most promising areas for lifestyle and investment.

Built in 2025, this modern residence includes air conditioning, an efficient heat pump, quartz countertops, stainless steel appliances, and a private balcony for relaxing evenings. You’ll also enjoy secure underground parking and a storage locker, making life as convenient as it is comfortable. Every detail speaks to low-maintenance, high-style living in one of the Fraser Valley’s growing communities.

Features That Make This Condo Stand Out

Contemporary design, efficient layout, secure building, and walkable lifestyle benefits.

Located in the heart of Aldergrove’s new town centre, this home is steps from shops, cafés, schools, and parks, with easy access to Highway 1 and Downtown Langley. The area’s vibrant revitalization brings modern energy to a community that still feels neighbourly and connected — the best of both worlds.

Nearby Amenities

• Aldergrove Town Centre Shopping District

• Aldergrove Community Centre

• Shortreed Community Elementary

• Fraser Highway Transit Corridor

Whether you’re ready to move in or looking to invest in Langley’s growth, this condo offers unmatched value and location. Contact Jared Gibbons today to schedule your private showing and experience life at Aldergrove Town Centre.

Welcome to Aldergrove Town Centre, a brand-new master-planned community redefining urban living in the heart of Aldergrove. This one-bedroom, one-bathroom condo at #401 – 27215 Aldergrove Town Centre Drive offers 554 sq ft of modern comfort with a bright, open layout and premium contemporary finishes. Designed by trusted local developers, this 2025-built home blends small-town charm with city convenience — the perfect balance for first-time buyers, professionals, or investors.

Aldergrove Town Centre is quickly becoming one of Langley’s most exciting emerging neighbourhoods, blending modern condo living with the small-town character that Aldergrove is known for. The community’s master-planned design focuses on walkability, convenience, and a vibrant local atmosphere, making it especially appealing to first-time buyers and downsizers seeking an affordable entry point into the Fraser Valley market. With new residential, retail, and public spaces being developed, Aldergrove Town Centre is shaping into a lively hub where daily essentials, green spaces, and commuter routes are all within easy reach.

Step inside and discover sleek interiors featuring air conditioning, a forced-air heat pump, stainless steel appliances, and quartz countertops. The living space flows effortlessly to a private balcony where you can unwind and enjoy the view. Enjoy everyday convenience with secure underground parking, a storage locker, and access to beautiful shared spaces designed for modern community living.

This growing neighbourhood continues to evolve as part of Langley’s exciting Aldergrove Town Centre redevelopment, offering residents a walkable lifestyle near shops, restaurants, schools, and parks. Plus, you’re just minutes from major routes and public transit, connecting you easily to the rest of the Fraser Valley and Metro Vancouver.

Nearby Amenities

• Aldergrove Town Centre Shopping District

• Aldergrove Community Centre

• Shortreed Community Elementary

• Fraser Highway Transit Corridor

The area’s continued growth is attracting strong interest from young professionals, investors, and homeowners who value both lifestyle and long-term potential. With the Fraser Highway Transit Corridor expanding accessibility and local businesses steadily opening, residents can enjoy everything from cafés and fitness studios to parks and schools just steps from their front door. The community’s thoughtful planning also emphasizes sustainability and modern infrastructure, offering a well-rounded living experience supported by new amenities and evolving urban design.

As Aldergrove transforms into a more connected and self-sufficient destination, homes in this neighbourhood are becoming increasingly desirable. Buyers are drawn to the combination of modern construction, competitive pricing, and future-forward development that promises continued value. Whether you're looking to invest or settle into a walkable, amenity-rich neighbourhood, Aldergrove Town Centre stands out as a smart choice in a rapidly growing pocket of Langley.

If you’re looking for a stylish, low-maintenance home in a vibrant and emerging community, this is your opportunity to own at Aldergrove Town Centre. Contact Jared Gibbons today to schedule a private tour and experience everything this new Langley condo has to offer.

Welcome to #53 – 19897 75A Avenue, now relisted at a new price in the sought-after Willoughby Heights community of Langley. This modern 4-bedroom, 3-bathroom townhome offers approximately 1,462 sq ft of bright, open-concept living with high-end finishes and thoughtful design throughout. Built in 2022, it’s the perfect blend of modern comfort and everyday convenience in one of Langley’s growing neighbourhoods.

Inside, you’ll find a stylish KitchenAid stainless steel appliance package, quartz countertops, and a large island ideal for cooking and entertaining. The open floor plan connects seamlessly to the dining and living spaces, filled with natural light from oversized windows. Step out onto the balcony with a gas BBQ hookup for relaxed evenings or weekend hosting. This home also includes forced-air heating and air-conditioning, on-demand hot water, and a side-by-side double garage with EV charging — premium features rarely found at this price point.

Townhome Features

This spacious 4-bedroom townhome in Willoughby Heights features modern finishes, open-concept living, and access to highly desired schools and shopping. Perfect for families needing extra space without sacrificing convenience.

Perfectly located for both families and professionals, this home faces the sidewalk for easy access and sits minutes from R E Mountain Secondary School, the Langley Events Centre, Willowbrook Shopping Centre, T&T Supermarket, and the future SkyTrain station on 200 Street. Everything you need — from recreation to retail — is within easy reach, making this an unbeatable opportunity in a thriving area.

Nearby Amenities

• R E Mountain Secondary School

• Willowbrook Shopping Centre

• Langley Events Centre

• T&T Supermarket – Willoughby

• Future SkyTrain Station – 200 Street Corridor

Willoughby Heights continues to outperform many Fraser Valley submarkets due to rapid development, strong community amenities, and sustained buyer interest in larger townhome layouts. Four-bedroom townhomes remain limited in inventory, making them highly desirable for families needing additional space for bedrooms, offices, or multigenerational living.

The area benefits from top-rated schools, expanding commercial hubs, and improved transportation infrastructure along 200 Street and the Trans-Canada Highway. Modern townhome developments increasingly include energy-efficient heating systems, EV-compatible garages, outdoor living spaces, and upgraded interiors — all features that drive buyer engagement and long-term appreciation.

With consistent demand and stable resale performance, Willoughby Heights remains one of Langley’s strongest markets for townhome investment.

If you’ve been waiting for the right moment to move, this is it. Relisted at a new price, this Willoughby gem won’t last long. Contact Jared Gibbons today to schedule your private viewing and make 53-19897 75A Avenue your next home.

Welcome to #53 – 19897 75A Avenue, a modern and move-in-ready 4-bedroom, 3-bathroom townhouse in the sought-after Mayfair at West Village community in Willoughby Heights, Langley. Built in 2022, this spacious 1,462 sq ft home offers a bright, open-concept layout with premium finishes throughout.

Willoughby remains one of Langley’s growing communities, driven by consistent demand for family-sized townhomes with modern layouts, attached garages, and access to parks, schools, and shopping. This 4-bedroom townhome offers strong value for buyers seeking additional space compared to typical 3-bedroom units. With rapid population diversification and multiple new urban developments underway, Willoughby has become a top destination for families, investors, and commuters.

The local townhome market continues to benefit from low supply relative to demand, especially for larger floorplans above 1,600 sq. ft. Buyers prioritize open-concept main levels, updated appliances, EV-ready garages, and energy-efficient heating systems. Strong walkability to schools and shopping corridors such as 200 Street and Willoughby Town Centre further enhances long-term value.

Properties in this segment have demonstrated resilient pricing, making them a reliable asset class within Langley’s housing market.

The main floor features wide-plank flooring, oversized windows, and a stylish kitchen complete with KitchenAid stainless steel appliances, quartz countertops, a large island, and gas cooking—perfect for families and entertainers alike. Enjoy year-round comfort with forced-air heating, central A/C, and on-demand hot water.

Upstairs, you'll find three well-appointed bedrooms, including a spacious primary suite with a walk-in closet and spa-like ensuite featuring double sinks and a frameless glass shower. A full second bathroom and laundry area complete the upper level. A fourth bedroom or flex space on the lower level offers the perfect setup for a home office, guest room, or playroom, and is adjacent to a convenient powder room.

Located in a vibrant and walkable neighbourhood, you’re just minutes to:

• 🎓 R.E. Mountain Secondary (IB Program)

• 🛍️ Willoughby Town Centre

• 🏟️ Langley Events Centre

• 🛒 T&T Supermarket, Costco Langley & Willowbrook Mall

• 🚆 Future Surrey-Langley SkyTrain Line

No matter your journey—upsizing, investing, or planting roots—#53 at Mayfair offers the perfect blend of modern comfort, community, and convenience.

📞 Don’t miss out—reach out to Jared Gibbons today to schedule your private tour at this contemporary townhome at Mayfair in Langley.

Searching for a low-maintenance, revenue-generating investment in the heart of Penticton? 116 Calgary Avenue offers the perfect mix of location, modern construction, and consistent rental income. Built in 2018, this purpose-built fourplex sits in Main North, one of Penticton’s most walkable neighborhoods — just minutes from shopping, transit, schools, and downtown.

With four self-contained suites (2x 2-bed/2-bath + 2x 1-bed/1-bath), this fully tenanted property provides excellent cash flow potential. Each unit features in-suite laundry, separate meters, and modern finishes — making it attractive to both renters and investors alike.

Whether you're expanding your portfolio or entering the Penticton market, this rare opportunity combines strong location fundamentals with future upside.

With strong income, modern construction, and unbeatable location, 116 Calgary Avenue is a rare multi-family find in today’s Okanagan market. Perfect for both hands-off landlords and long-term investors looking to build equity while generating reliable returns.

📍 Why Main North, Penticton?

This neighborhood blends lifestyle and convenience. Tenants can walk to:

• Safeway Penticton Plaza – major grocery store with pharmacy

• Starbucks at Safeway, 1301 Main St – coffee shop conveniently located within Safeway

• BC Liquor Store (Penticton Plaza) – full selection of wine, beer & spirits

• Gyro Park (55 Main St) – iconic lakeside park, stage & green space

• School District No. 67 (Okanagan Skaha) – public school district serving the area

• BC Transit – South Okanagan‑Similkameen Transit System – city & regional bus services

The location supports high tenant retention, reducing vacancy risk while maintaining premium rental rates.

📞 Don’t miss out—reach out to Jared Gibbons today to schedule a private viewing or get the full details on this unique multi-unit opportunity in Penticton.