Evan Bird Real Estate Blog

As your trusted advocate in the Fraser Valley real estate market, I hear this question almost daily: "Where is the market headed in late 2025?" Whether you're a first-time buyer in Surrey, a growing family in Langley looking to upsize, or a homeowner in Abbotsford considering a move, the uncertainty around timing can feel overwhelming.

After 15 years serving our communities as a firefighter and now helping families navigate their real estate journeys, I've learned that markets—like emergency calls—rarely unfold exactly as predicted. But what I can offer you is clarity on the current landscape and practical guidance based on real data from our local Fraser Valley market.

The truth is, no one can perfectly time the market. What we can do is understand the indicators, prepare for different scenarios, and make decisions based on your family's needs rather than speculation. Let me walk you through what's happening right now and what it means for your housing goals.

🏠 Where We Stand Today: A Market in Transition

The latest July numbers from the Fraser Valley Real Estate Board paint a clear picture: market conditions are ideal for home buyers this summer. With 10,650 active listings—nearly 50% above our 10-year seasonal average—buyers have exceptional choice and negotiating power that we haven't seen in years.

Here's what the numbers tell us: July saw 1,190 sales, remaining relatively stable from June but sitting 23% below our 10-year average. What's significant isn't just the volume, but what it represents—a persistent gap between what buyers are willing to pay and what sellers hope to receive.

As Tore Jacobsen, Chair of the Fraser Valley Real Estate Board, recently noted: "Home sellers are having to work harder than they did a year or two ago. In a market where buyers are cautious and have ample choice, successful sellers are going the extra mile to meet buyers where they're at—staging their home, handling repairs up front, and most importantly, pricing their homes realistically for the current market conditions."

The Fraser Valley remains firmly in buyer's market territory with a sales-to-active listings ratio of just 11%—well below the 12-20% range considered balanced. For context, homes are taking an average of 38 days to sell for both detached houses and condos, while townhomes are moving in 35 days. These timeframes give buyers the opportunity to make thoughtful decisions without the pressure we saw during the frenzy years.

💰 The Interest Rate Reality: Still Challenging, But Improving

Let's talk about the elephant in the room—interest rates. Despite the cuts that began in 2024, borrowing costs remain a significant factor in affordability calculations for many families. The rates that cooled our market so dramatically are still impacting how much home buyers can qualify for.

But here's where optimism enters the picture: economists are forecasting continued rate relief that could push borrowing costs below 3% by the end of 2025. While that's still higher than the ultra-low rates of the pandemic era, it represents meaningful improvement for buyer purchasing power. Every quarter-point drop opens doors for more families to enter the market or consider upsizing.

As someone who's helped families navigate both hot and cool markets, I always remind my clients that rates are just one piece of the puzzle. Your job security, down payment, and long-term housing needs matter just as much as the interest rate environment.

⚖️ Two Sides of the Same Coin: Reasons for Hope and Caution

The Optimistic View

The fundamentals supporting a market recovery remain solid. Population growth continues across the Fraser Valley—families are still choosing our communities for their quality of life, schools, and relative affordability compared to Vancouver. Income growth is supporting demand, and the CMHC projects that existing-home sales should rebound as rate cuts expand borrowing power.

From a supply perspective, we're not building enough new homes to meet long-term demand, particularly detached family homes. This supply constraint should provide price support as buyer confidence returns.

The Cautious Perspective

However, economic headwinds are real and affecting our market right now. As Baldev Gill, CEO of the Fraser Valley Real Estate Board, recently explained: "The housing market, like other sectors, continues to process the effects of the ongoing tariff threats. The slowdown in home sales this spring and summer has largely been driven by uncertainty and fear."

These tariff concerns, combined with broader economic uncertainty, could trigger forced sales and dampen market demand. The composite benchmark price in the Fraser Valley decreased 0.7% in July to $944,800, reflecting this cautious sentiment.

Additionally, affordability pressures mean that BC's housing recovery may lag behind other provinces, even with rate cuts. The reality is that many families are still priced out of homeownership, which limits the pool of potential buyers.

💬 What the Community Is Saying

In my conversations with clients and online community discussions, I'm hearing a mix of cautious optimism and "wait-and-see" attitudes. Many people are hoping rate cuts will lift the market, while others worry about broader economic challenges.

The most common sentiment I encounter? "Wait and see"—the idea that opposing market forces might balance each other out, resulting in continued price stability.

But here's my perspective as your local expert: while it's natural to want certainty, the best real estate decisions are based on your personal financial readiness and housing needs, not on trying to perfectly time market movements.

Practical Guidance for Buyers and Sellers

If You're Buying

Start with your financial foundation. Get pre-approved, understand your true budget, and work with a trusted advocate who knows the local market nuances. If rates ease and inventory remains high—which seems likely—you're looking at genuine opportunity.

The renovation insights I've gained over the years tell me this is an excellent time to find properties with potential. Sellers are more motivated to negotiate, and you have time to properly inspect and plan improvements without the pressure of competing offers.

If You're Selling

The July statistics reinforce what successful sellers already know: realistic pricing and patience are your best allies. With buyers having such abundant choice—remember, we have 50% more inventory than normal—your pricing strategy needs to be competitive from day one.

The most successful sellers I'm working with are taking the FVREB Chair's advice to heart: they're staging their homes, handling repairs upfront, and pricing realistically for current market conditions. These properties are still selling, often within that 35-38 day average we're seeing across property types.

Don't despair if your home doesn't sell immediately. The current pace gives serious buyers time to properly evaluate properties, which often leads to more committed purchasers when offers do come in.

For Everyone

Keep monitoring the big-picture trends—rate decisions, economic indicators, and policy changes—but don't let them paralyze your decision-making. Work with professionals who can help you navigate localized conditions and adapt your strategy as circumstances evolve.

Your Next Steps: Making Informed Decisions

My advice as your community-focused real estate advocate is straightforward:

Monitor rate decisions closely—every cut can shift buyer sentiment and create new opportunities or challenges.

Use real data, not emotions—I track the monthly FVREB statistics religiously, including inventory levels, sales trends, and days on market, to help clients make informed timing decisions. The July numbers showing 11% sales-to-active listings ratio tell us we're still firmly in buyer's market territory.

Plan for flexibility—whether you're buying or selling, have contingency plans for different market scenarios. The families I've helped most successfully are those who remained adaptable while staying focused on their long-term goals.

As the FVREB CEO noted, the effects of current economic uncertainties will take time to fully realize throughout our system. This means staying informed and working with professionals who understand both the macro trends and hyper-local conditions in Surrey, Langley, Abbotsford, and beyond.

The Bottom Line: When Personal Readiness Meets Market Reality

The late 2025 Fraser Valley housing market is being shaped by powerful but uncertain forces—interest rate trajectories, economic health, and supply dynamics that even experts struggle to predict with precision.

Current forecasts suggest cautious optimism, but it's balanced by real risks. What I can tell you with confidence, based on years of serving this community both as a firefighter and as a realtor, is that the best timing for your real estate move is when your personal and financial circumstances align—not when the market "feels right."

Whether you're a first-time buyer in Surrey, a family looking to upsize in Langley, or considering a move in Abbotsford or Chilliwack, my commitment is to provide you with the local expertise, renovation insights, and dedicated support you need to make confident decisions.

The market will do what the market will do. Our job is to be prepared, stay informed, and act when the opportunity aligns with your family's needs and goals.

Ready to explore what these market conditions mean for your specific situation? Let's have a conversation about your housing dreams and create a tailored strategy that works for you, regardless of what the broader market brings.

Evan Bird has been serving Fraser Valley families for over a decade, combining his experience as a local firefighter with deep renovation expertise to help clients navigate their real estate journeys. His First Responder Program provides additional support to those who serve our communities. Contact Evan for personalized guidance on buying or selling in Surrey, Langley, Abbotsford, Chilliwack, and throughout the Fraser Valley.

South Surrey and White Rock are more than just coastal communities — they’re living galleries of stunning architecture. From charming beach cottages that whisper stories of decades past to sleek contemporary estates that redefine luxury, each neighborhood tells its own story through design.

If you’re considering a move here or simply love soaking in the beauty of our local homes, understanding the area’s most common architectural styles can help you see our community through a whole new lens.

🏖 1. West Coast Contemporary – A Love Letter to Nature

One of the most iconic styles along our shoreline, West Coast Contemporary architecture is all about blending indoors and outdoors. Large glass walls, flat or gently sloped roofs, and natural materials like cedar and stone make these homes feel like an extension of the landscape.

You’ll notice them in: Ocean Park, Crescent Beach, and bluff-side properties overlooking Semiahmoo Bay.

What makes them special:

• Open layouts with panoramic ocean or forest views

• Sustainable design often incorporating solar panels and energy-efficient features

• Integration with nature — homes may wrap around existing trees or rock formations

For homebuyers, this style offers a peaceful retreat while still being close to urban conveniences.

🏛 2. Modern Farmhouse – Coastal Comfort with a Twist

The modern farmhouse style has made a strong entrance in South Surrey’s new developments. Think crisp white exteriors, black window frames, pitched roofs, and wide front porches — but with upscale, contemporary interiors.

You’ll notice them in: Grandview Heights, Morgan Acres, and brand-new subdivisions.

What makes them special:

• Inviting curb appeal perfect for family living

• Spacious interiors often featuring high ceilings and open kitchens

• Touches of rustic warmth paired with sleek finishes

This style resonates with buyers who want a home that feels both fresh and timeless.

🏰 3. Mediterranean & Spanish Revival – Sun-Kissed Sophistication

While rarer than other styles, Mediterranean-inspired homes bring a sense of vacation living to White Rock’s hillsides. With stucco walls, terracotta roofs, wrought iron balconies, and arched windows, these homes capture a warm, resort-like ambiance.

You’ll notice them in: Hillside streets near the White Rock Pier and select pockets of South Surrey.

What makes them special:

• Dramatic curb appeal with layered textures and earthy tones

• Outdoor courtyards perfect for entertaining

• Cool interiors that naturally regulate temperature in summer

🪵 4. Craftsman – Character & Handcrafted Details

The Craftsman style continues to be a community favorite for its attention to detail and solid, welcoming look. These homes often feature tapered columns, overhanging eaves, and decorative brackets.

You’ll notice them in: Crescent Heights, Elgin Chantrell, and older neighborhoods with mature landscaping.

What makes them special:

• Built-in charm with custom woodwork and thoughtful design

• Cozy yet spacious interiors ideal for family gatherings

• Large, covered porches that encourage neighborly connections

🌊 5. Beach Cottage – Timeless Coastal Charm

For many, White Rock’s true soul lives in its small, colorful beach cottages tucked along Marine Drive and in Crescent Beach. These homes may be modest in size, but they’re rich in character and history.

You’ll notice them in: Marine Drive, Crescent Beach village.

What makes them special:

• Unmatched location steps from the sand and water

• Quaint design with shingle siding, flower boxes, and cozy interiors

• Laid-back lifestyle — perfect for sunset strolls and weekend paddleboarding

🗝 Choosing Your Perfect Style in South Surrey & White Rock

Whether you’re drawn to the airy openness of a West Coast Contemporary, the inviting warmth of a Modern Farmhouse, or the nostalgic charm of a Beach Cottage, there’s a home here that matches your personality and lifestyle.

When exploring options, consider:

• View vs. space: Do you want a panoramic ocean view or a larger lot inland?

• Age of home: New builds offer modern efficiency, while older homes often have more character.

• Maintenance style: Stucco, wood, and shingles all age differently in our coastal climate.

💬 Ready to Explore?

South Surrey and White Rock offer a rare blend of natural beauty, community spirit, and architectural variety. Whether you’re dreaming of a place to raise a family, a downsized coastal retreat, or an investment in a thriving market, knowing the local styles can help you make a confident decision.

If you’d like to see what’s currently available in your favorite style — from modern glass-front homes on the bluff to heritage gems near the pier — I can connect you with the most current listings and neighborhood insights.

There’s something truly special about summer evenings in South Surrey and White Rock. As the sun dips below the horizon, these coastal communities come alive with a unique blend of natural beauty, neighbourly warmth, and peaceful charm. Evening walks here aren’t just exercise — they’re an experience, a way to connect with the landscape and community that makes this area so desirable.

Whether you’re a long-time resident or thinking about making South Surrey or White Rock your home, discovering these local favourite walking spots will give you a deeper appreciation of the lifestyle on offer.

🌅 1. The White Rock Promenade & Pier – The Heartbeat of Coastal Life

Why It’s Special:

• Stretching nearly 470 metres into Semiahmoo Bay, the White Rock Pier is one of the longest piers in Canada and a must-see landmark.

• The promenade runs along Marine Drive and is lined with charming shops, restaurants, and gelato stands that buzz with life during warm summer evenings.

• You’ll often find street musicians, art vendors, and families strolling hand in hand, making this a vibrant gathering place.

Nearby Neighbourhoods: East Beach, West Beach, and Marine Drive hillside properties offer breathtaking views and easy access to the pier.

Why Buyers Love It: Waterfront homes here are coveted for their walkability and lifestyle, offering residents a daily dose of fresh ocean air, stunning sunsets, and vibrant community energy.

🏖 2. Crescent Beach – A Peaceful Coastal Escape

Why It’s Special:

• Crescent Beach has a quieter, more village-like vibe compared to the pier area, with its historic cottages and boardwalk-style paths along the shore.

• The beach is perfect for peaceful evening strolls, shell hunting, and soaking in the tranquil ocean views.

• Local cafes and small shops add to the charm without the hustle and bustle.

Nearby Neighbourhoods: Crescent Beach Village and Ocean Park are the prime residential areas here, offering a mix of charming older homes and newer builds.

Why Buyers Love It: Properties here are prized for their quaint character and community feel, often passed down through generations and treasured for their unique coastal appeal.

🌳 3. Sunnyside Acres Urban Forest – Nature’s Backyard

Why It’s Special:

• Over 300 acres of protected forest provide shaded, peaceful trails perfect for a summer evening walk away from city noise.

• The forest is home to diverse wildlife and native plants, making every stroll an immersive nature experience.

• The cool canopy makes it a refreshing escape on warm days or evenings.

Nearby Neighbourhoods: Sunnyside Park and Elgin Chantrell neighborhoods are just minutes away from this green oasis.

Why Buyers Love It: Proximity to Sunnyside Acres appeals to families, retirees, and outdoor enthusiasts looking for a balance between nature and city amenities.

⛳ 4. Morgan Creek Greenways – Scenic and Serene

Why It’s Special:

• Morgan Creek’s manicured greenways wind through golf course views, water features, and lush landscaping, offering a scenic and serene walk.

• Paved paths and bridges create a pleasant environment for evening strolls or light exercise.

• The area’s tranquility and natural beauty are a magnet for residents seeking a peaceful lifestyle.

Nearby Neighbourhoods: Morgan Creek Golf Course Estates, Rosemary Heights, and surrounding areas boast luxury homes nestled in this picturesque setting.

Why Buyers Love It: The combination of executive-style homes and recreational amenities makes Morgan Creek a sought-after neighbourhood for those who value both elegance and outdoor living.

📊 Evening Walk Lifestyle FAQ

Q: Are homes near these walking spots priced higher?
A: Typically, yes. Homes with walkable access to beaches, parks, and waterfronts tend to carry a premium, reflecting the lifestyle and strong demand.

Q: How busy are these areas during summer evenings?
A: White Rock Pier and Promenade attract a lively crowd with festivals and events, while Crescent Beach and Sunnyside Acres remain quieter and more peaceful.

Q: Are these neighbourhoods family-friendly?
A: Absolutely! Many of these areas offer excellent schools, parks, and community programs geared toward families.

Q: What about public transportation and amenities?
A: South Surrey and White Rock have well-connected transit routes, shopping centres, and recreational facilities near these walkable neighbourhoods.

💬 Imagine Calling This Home

Summer evenings filled with breathtaking sunsets, fresh ocean breezes, and strolls through peaceful forest trails — that’s everyday life in South Surrey and White Rock. Whether you dream of watching the sun set from a waterfront deck, taking quiet walks through ancient trees, or enjoying community events on the pier, these neighbourhoods offer it all.

If you’re curious about homes near these incredible walking spots, I’d be happy to share the latest listings and neighbourhood insights tailored to your lifestyle preferences.

When you’re ready to explore the beauty and charm of South Surrey and White Rock, just reach out — I’m here to help you find the perfect place to call home.

The real estate landscape in White Rock, British Columbia is shifting—and this time, the tide is turning in favor of buyers. Known for its seaside charm and strong community vibe, White Rock continues to attract interest, but the numbers now suggest a window of opportunity for those ready to make a move.

📉 A Snapshot of the June 2025 Market

If you’ve been waiting for a sign to purchase, this might be it. Here's what the latest stats reveal:

·       Detached home sales dropped by 32% compared to June 2024

·       New listings increased by 9%

·       The average detached home price is now $1.86 million, down nearly 7% year-over-year

·       The absorption rate for detached homes is just 7.9%, confirming a strong buyer's market

Source: Abbotsford Real Estate

This market shift isn't cause for alarm—it’s a market correction that creates opportunity for buyers to enter with better conditions.

🧠 A Market That Favors Informed Buyers

For years, White Rock’s real estate was defined by premium pricing and high demand. While that prestige still holds, today’s market offers:

·       More inventory

·       More time to make decisions

·       Greater leverage in negotiations

🏘 Townhomes & Condos Hold Their Ground

The condo and townhouse segments are more balanced:

·       Townhomes averaged $1 million in June, with an 18% absorption rate

·       Condos remain steady at $685,000, with only slight year-over-year adjustment

These segments remain attractive for:

✅ First-time buyers
✅ Downsizers
✅ Long-term investors

📈 Strategy is Essential for Sellers

While the market leans toward buyers, sellers can still thrive—with the right approach.

💡 Seller Tips:

·       Price your home competitively

·       Ensure professional presentation

·       Leverage local real estate expertise

Homes that are thoughtfully priced and beautifully marketed stand out in growing inventory. Partnering with a trusted realtor makes all the difference.

🌊 White Rock Demand Remains Strong

Even with a slower pace, the underlying demand for White Rock’s lifestyle hasn’t changed.

Buyers continue to be drawn to:

·       🚶 Walkable waterfronts

·       🍽 Boutique dining

·       🤝 Strong community atmosphere

What’s shifted is not the appeal, but the market pace—which now gives buyers more breathing room and less competition.

📝 Final Thoughts

Market corrections like this are a normal part of the real estate cycle. What makes this one unique is the balance it introduces in a community that typically favored sellers.

For buyers, this is an ideal moment to secure a home in one of the Lower Mainland’s most coveted locations—with more flexibility than previous years.

📞 Thinking of buying or selling in White Rock?
Let me guide you through the shifting market with confidence and clarity.

👉Evan Bird, Personal Real Estate Corporation                                                                                                                       📍Royal Lepage Northstar Realty                                                                                                                                                📧Evan@evanbird.com                                                                                                                                                               📱604-761-9444

So, you’ve hired a Realtor to help you buy a home. You’ve got your pre-approval in hand, you're excited, and you’ve booked a weekend full of showings. Halfway through the day, you walk into a home that feels “pretty good.” Your agent says, “Let’s write an offer!”

Suddenly you’re drafting paperwork, talking deposit timelines, and texting family to get their thoughts. You’re nervous, but you figure this is what buying a home feels like. Then the call comes in: Your offer has been accepted!

This should be the moment you celebrate — but instead, your chest is tight. Your thoughts are racing. “Did I jump too fast? Is this even the right area? Could I have gotten something better?”

Your agent tells you the “good news” — but it doesn’t feel good at all.

What just happened? You skipped the most important step in the buying process: market education.

What Most Agents Do Wrong

Most agents start their clients with showings. They send you listings, book a few viewings, and wait for you to say, “I like this one.”

But showings are not how you start a successful home search. Showings are what you do when you're ready to write an offer — when you already know what you're looking for, what price makes sense, and what trade-offs you’re willing to make. At that point, it’s go-time.

Jumping into showings too soon is like walking onto a car lot and buying the first vehicle you test drive because it has Bluetooth. You wouldn’t make a decision that big without test driving a few options and doing some research — so why do that with real estate?

What Is Market Education?

Market Education is the phase before you start seriously considering writing offers.

It’s a series of guided outings with your Realtor — not to find “the one,” but to learn.

You’ll explore:

• Which areas actually suit your lifestyle

• What different layouts and styles feel best for your family

• What your pre-approval actually buys you in different neighborhoods

• How homes compare in value, condition, and resale potential

It’s also when your Realtor learns about you — your non-negotiables, your blind spots, your true priorities. The better we understand your preferences, the better job we can do when it’s time to get serious.

The Power of Buying With Confidence

By the time you’re ready to move into the “showing” phase, you should feel like a well-educated buyer. You’ll know what a good deal looks like. You won’t hesitate when the right home hits the market. You’ll feel calm when you write an offer, and confident when it’s accepted.

You won’t be second-guessing yourself — because this time, you’ll know exactly what you’re getting into.

Final Thoughts

If you’re thinking about buying a home, remember this: The best offers come from the best-informed buyers.
Skipping the market education phase doesn’t save time — it just shifts the stress to the wrong moment.

So don’t rush the process. The goal isn’t just to buy a home — it’s to buy the right one, with confidence and clarity.

If you’ve ever been referred to a real estate agent—or maybe you reached out to someone after seeing an ad—chances are the experience went something like this:

You connect, they ask for your budget and basic criteria, then set you up on an automatic listing email. From there, they say:
“Let me know if anything stands out and we’ll go take a look.”

This is the standard industry approach.
But let’s be honest—it’s the wrong approach.

Before anything gets sent to your inbox or booked on your calendar, the very first step in your real estate journey should be a Buyer Game Plan Meeting. Here's why:

1. It Starts With You—Not Just Your Price Range

A great agent should begin by asking meaningful questions like:

• Why have you decided to make a move?

• What are your fears or hesitations about this process?

• What qualities are important to you when choosing a Realtor?

Buying a home isn’t just a financial transaction—it’s a personal, emotional, and strategic decision. Taking the time to understand your story helps build a tailored game plan that puts your needs first.

2. Education Is Power

The market changes constantly. Whether it’s rising inventory, shifting interest rates, or competitive offer scenarios, a strong buyer should enter the market with current insights.

Your Game Plan Meeting should include a breakdown of:

• Market trends and pricing expectations

• What’s selling (and what’s sitting)

• How to position yourself for success based on your timing and goals

This eliminates guesswork and ensures you're making informed, confident decisions.

3. Customized Property Searches = Less Noise, More Value

You deserve better than a flood of listings that don’t fit your life.

During a Game Plan Meeting, your agent should dig into your must-haves, deal-breakers, and the small details like:

• Do you need an ensuite in the primary bedroom?

• Are pets a factor?

• Is walkability or proximity to schools important?

• Would you consider a home with a rental suite for extra income?

The more detailed the search, the more on-point the results. Getting 50 listings a day when only 3 are relevant is overwhelming and inefficient. We believe in sending you the right homes, not all the homes.

And it doesn’t stop there.
After each round of showings, your custom portal should be revisited and refined based on your feedback. Your agent should be asking questions like:

• What did you love or dislike about that home?

• Did the layout feel right?

• Was anything missing that you wish you had?

If your Realtor isn’t adjusting the search criteria and asking deeper questions to show they’re learning about you while you’re learning about the market—something’s wrong.

4. Clarity Reduces Anxiety

A proper Game Plan Meeting should end with a step-by-step overview of your entire journey—from first showing to move-in day. At Collab Realty Group, we walk you through our proven 10-Step Buying Program so you know exactly what to expect.

This roadmap includes:

• When to introduce a mortgage broker

• How we structure showings

• What to expect when writing offers

• How due diligence works

• And what happens after the deal is done

When you know what’s coming, you can stay focused and confident.

5. The Next Step Is Always Clear

No one should leave a meeting wondering, “What happens now?”

A strong Game Plan Meeting ends with a clear next step. Maybe that’s scheduling your first round of showings. Maybe it’s connecting you with a trusted mortgage advisor. Either way, you're no longer in the dark—you're moving forward with purpose.

Final Thought

Buying a home isn’t something you wing. It’s something you plan for—together.

At Collab Realty Group, we believe in starting smart. If you’re ready to have a conversation that puts your goals first, let’s book your personalized Game Plan Meeting today.