Sell My House in South Surrey & White Rock
South Surrey and White Rock share a postal geography, a school system and a view of Semiahmoo Bay, but they are two different governments with two different zoning bylaws. If you are selling, the City that holds your title decides what a buyer can build, so the first question is which side of the line you are on.
This page gives the benchmark prices for the two together, the rules each City set in 2024, what White Rock says about development permits near water and ravines, and what I need to price your home.
South Surrey and White Rock home prices, October 2026
The MLS® Home Price Index benchmark for a typical South Surrey and White Rock home was $996,000 in October 2026, down 5.4% from a year earlier. Detached homes were $1,606,500 (down 6.3% over the year), townhouses $800,900 (down 9.2%) and apartments $558,600 (down 3.5%).
| Home type | Benchmark price | Change in 1 month | Change in 1 year | Change in 3 years |
|---|---|---|---|---|
| All home types | $996,000 | +0.6% | −5.4% | −19.4% |
| Detached | $1,606,500 | −0.4% | −6.3% | −16.5% |
| Townhouse | $800,900 | +0.5% | −9.2% | −17.6% |
| Apartment | $558,600 | +2.6% | −3.5% | −12.2% |
Source: Fraser Valley Real Estate Board Statistics Package, October 2026 (released November 3, 2026). How these figures are defined and sourced
| Home type | Sales | Active listings | Median sale price | Sales vs a year ago |
|---|---|---|---|---|
| Detached | 54 | 559 | $1,552,500 | −6.9% |
| Townhouse | 35 | 261 | $832,000 | −30.0% |
| Apartment | 46 | 295 | $562,250 | −4.2% |
Source: Fraser Valley Real Estate Board Statistics Package, October 2026 (released November 3, 2026). How these figures are defined and sourced
Two cities, two bylaws
| Item | South Surrey (City of Surrey) | White Rock |
|---|---|---|
| Bylaw | Zoning Bylaw No. 12000, amendments adopted July 8, 2024 | Zoning Bylaw No. 2506, adopted June 27, 2024 |
| Lot 280 m² or less | Up to 3 units (Surrey: under 280 m²) | At least 3 units |
| Lot over 280 m² | Up to 4 units | At least 4 units |
| Near a frequent bus stop | Up to 6 units within 400 m of a qualifying stop on a lot of 281 m² or more | At least 6 units within 400 m of a prescribed bus stop on a lot of 281 m² or more |
| Transit Oriented Areas | Excluded; they follow separate provincial rules | The City says White Rock has not been designated to have any |
Sources: City of Surrey and City of White Rock SSMUH pages (as of November 1, 2026). Surrey's page says its rules cover lots under 4,050 m² inside the Metro Vancouver Urban Containment Boundary; White Rock's page does not state a lot-size cap.
White Rock says it adopted Zoning Bylaw No. 2506 on June 27, 2024, to meet the Province's June 30, 2024 deadline. The City also says off-street parking cannot be required on lots in its six-unit areas.
Development permit areas in White Rock
White Rock's page says areas within its Watercourse, Flood Plain, Ravine and Significant Trees Development Permit Areas need a development permit. For a seller on the hillside or near the creeks, that is a detail a builder will ask about, and one you should know before you describe the lot as redevelopable. The City also says restrictive covenants on title still apply and that SSMUH rules do not legalize a suite built without a building permit.
Schools affect what South Surrey buyers pay
Buyers in South Surrey and White Rock often start with the school, not the street. I keep a catchment guide for the four secondary-school families and a list of the public schools with street addresses.
Short-term rentals
Surrey's own rule is on my Surrey page: a $358 annual business licence and a principal-residence requirement, with stays under 90 consecutive days. White Rock's business licence page says a licence is needed for any activity for gain or profit, including residential rentals, cites Business Licence Bylaw 1997, No. 1510, and sets a fine of $200 a day for operating without a valid licence. It does not mention short-term rentals by name.
The Province's rule sits on top of anything White Rock and South Surrey requires. The Province says the principal residence requirement applies in municipalities with a population of 10,000 or more. A short-term rental can only be the host's usual home, "where they make their home day-to-day," plus one secondary suite or accessory dwelling unit on the same property. A bed and breakfast is allowed only if the owner lives on the property.
Any rental for fewer than 90 consecutive days must also be registered with the Province, one registration number per unit. The Province lists the fee as $100 a year for a host's principal residence and $450 a year for a secondary unit such as a suite or cottage, and compliance with local bylaws is a condition of registration.
Disclosure and the title
What a seller must tell a buyer is the same across BC, and I cover it on my home sellers FAQ.
What I need from you to price your home
Send me the address. I will pull recent South Surrey or White Rock sales and the competing listings near you from the MLS®, then check which City's rules apply, whether you are near a frequent bus stop and which school catchment you are in.
Selling in South Surrey and White Rock: your questions answered
Which City's rules apply to a South Surrey house?
The City of Surrey's. South Surrey is part of Surrey, so Zoning Bylaw No. 12000 applies, with amendments adopted July 8, 2024. White Rock has its own Zoning Bylaw No. 2506, adopted June 27, 2024.
How many units can be built on a White Rock lot?
The City of White Rock says a minimum of three units on a lot of 280 m² or less, four on a larger lot and six on a lot of 281 m² or more within 400 m of a prescribed bus stop. Covenants on title and development permit areas still apply.
Does White Rock have Transit Oriented Areas?
The City says that at the time of its page, White Rock has not been designated to have any.
Can I sell a White Rock house with an unpermitted suite?
You can, but the City says the 2024 rules do not legalize a suite built without a building permit. It must be brought into BC Building Code compliance or decommissioned.
Does White Rock allow Airbnb?
The City's business licence page says a licence is needed for residential rentals and cites Business Licence Bylaw 1997, No. 1510. The Province requires a short-term rental to be the host's principal residence, plus at most one suite or accessory unit, and registered.
What Buyers & Sellers Say
Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.
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5 out of 5 stars
“We recently worked with Jared in the sale of our South Surrey home. Not only was Jared thorough, professional and great to work with, but he also seems to really care about his clients…”
K.B. Google review
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5 out of 5 stars
“Highly recommend Jared and his team. He made listing and selling my condo easy. Jared is a great negotiator with lots of experience! Very happy with the results.”
K.H. 20 Apr 2026 · Google review
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5 out of 5 stars
“Jared is a great realtor. We've used his services to buy and sell 3 different homes. He really knows his stuff. We've always found him to be conscientious, kind, and professional. We are happy to recommend him to our family and friends…”
M.B. Google review
Ready to get started?
Call 604-928-1361 or Email me today and let's discuss your next home sale or purchase.