BLOG

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

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

How Mobile Home Mortgages Work

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

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

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

Key Things to Watch For in Mobile Home Parks

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

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

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

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

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

Benefits of Owning a Mobile Home

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

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

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

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

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

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

Where to Find Mobile Homes in the Fraser Valley

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

Final Thoughts

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

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

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

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

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

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

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

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

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

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

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

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

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

Key Home Features Buyers Care About

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

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

Why Families Love This Area

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

Nearby Amenities & Attractions

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

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

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

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

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

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

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

Jared Gibbons

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

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

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

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

Market Trends for Large Acreages

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

Featured Listings:

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

   View Listing »

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

   View Listing »

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

   View Listing »

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

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

   View Listing »

📍 Recently Sold Acreage:

• 2623 216 Street, Langley – 
  
  View Sold Listing »

Why Acreage Buyers Choose Langley

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

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

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

Featured Listings:

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

   View Listing »

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

   View Listing »

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

   View Listing »

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

   View Listing »

📍 Why South Surrey Townhomes?

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

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

Jared Gibbons

Top South Surrey Realtor | Royal LePage Northstar Realty

📱 Cell: 604-928-1361

🌐 South Surrey • White Rock • Langley

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

Featured Listings:

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

   View Listing »

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

📍 Why South Surrey / White Rock?

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

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

Jared Gibbons

Top South Surrey Realtor | Royal LePage Northstar Realty

📱 Cell: 604-928-1361

🌐 South Surrey • White Rock • Langley

By Jared Gibbons – Top South Surrey Realtor

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

Detached Homes – July 2025

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

• Sales: 54 (↓ 26% from last month)

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

Townhomes – July 2025

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

• Sales: 41 (↓ 10.9% year-over-year)

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

Condos – July 2025

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

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

What This Means for You

• Buyers: More choice and negotiating room.

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

Work With Jared Gibbons – Top South Surrey Realtor

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

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

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

South Surrey Real Estate: Know Your Communities

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

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

• Elgin Chantrell – Upscale houses and top schools.

• Grandview Surrey – New developments and shopping.

• Hazelmere – Acreages and quiet properties.

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

• Morgan Creek – Golf course and luxury living.

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

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

• White Rock – Famous waterfront and vibrant city life.

Why Work With Jared?

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

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

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

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

Selling in South Surrey?

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

Buying in South Surrey?

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

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

By Jared Gibbons, South Surrey Realtor

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

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

Market Snapshot:

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

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

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

Inventory is Growing:

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

• Townhouses: 267 active listings

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

Benchmark Prices (Month-over-Month):

• Detached Homes: $1,846,800 ↓ 2.3%

• Townhomes: $935,000 ↓ 2.2%

• Apartments: $589,300 ↓ 2.9%

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

What This Means for Buyers & Sellers

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

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

Thinking of Buying or Selling in South Surrey?

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

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

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

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

🛋️ Comfort Meets Functionality

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

• Generous 1-bedroom with walk-in closet

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

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

• Covered balcony with southern views—perfect for relaxing

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

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

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

 Prime Clayton Location

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

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

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

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

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

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

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


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

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

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

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

Why Brookswood Acreages Are Highly Sought-After

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

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

Property Highlights

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

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

📍 This property is located near top amenities:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

📉 Fraser Valley Prices Ease While Sales Rebound

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

According to the Fraser Valley Real Estate Board:

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

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

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

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

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

🔑 Opportunities for Buyers and Sellers

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

🔮 What to Expect This Fall

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

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

✅ Final Thoughts from Jared Gibbons, South Surrey Realtor

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

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

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

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

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

📉 1. More Inventory = Power for Buyers

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

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

📈 2. Langley Sales Are Rebounding

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

• Detached homes: +25.7%

• Townhouses: +17.3%

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

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

💰 3. Prices Are Softening—But Still Strong

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

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

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

• Townhouse: $844K (down 1.6%)

• Condo: $555K (down 2.6%)

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

🏡 4. Langley Still Delivers Incredible Value

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

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

🔮 5. A Balanced Market is Taking Shape

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

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

✅ What This Means for You

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

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

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

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

Pre-Application Pilot Program:

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

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

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

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

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

Early Building Permit Application Submissions:

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

• Conditional Approval from Council;

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

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

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

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

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

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

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

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

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

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

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

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

📍 This home is perfectly located near top amenities:

• Langley Secondary School

• Willowbrook Shopping Centre

• Douglas Park

• Olive Garden Langley

• Cineplex Cinemas Langley

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

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

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

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

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

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

Live Close to Everything You Need

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

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

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

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

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

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

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

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

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

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

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

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

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

Exceptional Investment in a Rapidly Growing Area

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

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

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

• ✈️ Quick connections to Vancouver International Airport (YVR) 

• ✈️ Convenient access to Abbotsford International Airport 

Nearby Business and Lifestyle Amenities

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

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

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

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

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

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

Take Advantage of This South Surrey Development Opportunity

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

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

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

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

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

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

A Home Designed for Comfort

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

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

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

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

Live Close to Everything You Need

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

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

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

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

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

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

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

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

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

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

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

Spacious, Modern, and Full of Natural Light

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

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

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

Prime Surrey City Centre Location

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

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

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

• 🏥 Surrey Memorial Hospital – Convenient access to healthcare.

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

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

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

Perfect for Investors or First-Time Buyers

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

Act Fast – Contact Jared Gibbons Today!

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

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

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

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

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

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

Bright Spaces and Functional Design

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

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

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

Enjoy the Best of Langley Living

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

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

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

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

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

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

Don’t Miss This Langley Real Estate Opportunity!

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

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

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

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

🔍 What is the Speculation and Vacancy Tax?

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

💸 Updated Tax Rates for 2026 and Beyond

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

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

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

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

👥 What if You Co-Own a Property?

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

Learn more about shared ownership rules here.

🗓 Key Tax Timeline

• Tax Year: January 1 to December 31

• Declaration Deadline: March of the following year

• Payment Due: July 2 following the tax year

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

✅ Who Is Exempt?

Many property owners are exempt if:

• The home is your principal residence

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

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

• The property was inherited or undergoing major renovations

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

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

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

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

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

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

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

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

🚧 The Three Concept Plans

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

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

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

🌿 Environmental and Community Concerns

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

• Protecting salmon-bearing streams and wetlands

• Preserving the manufactured home park for affordable housing

• Ensuring a transparent planning process

• Avoiding increased property taxes and noise pollution

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

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

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

🛣️ What Happens Next?

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

💬 Why This Matters for You

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

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