Evan Bird Real Estate Blog

We're a few weeks into the new year, and the Fraser Valley real estate market is continuing along the path it's been on for the past few months.

If you've been following along with my updates, none of this will sound brand new—but that's actually the point. What started as emerging trends last year have now solidified into the new normal. And while consistency might not make for flashy headlines, it does create clarity for making confident decisions.

So let's talk about what's happening, why it matters, and—most importantly—what you might want to do about it.

The Market's Telling the Same Story (And That's Actually Good News)

January's numbers from the Fraser Valley Real Estate Board show 7,251 active listings—maintaining that ten-year seasonal high we've been tracking since last fall. That's 54% above the 10-year average, which is significant.

With 818 properties sold in January (down 18% from December, but that seasonal dip is pretty typical), we're looking at an 11% sales-to-active listings ratio. That keeps us firmly in buyer's market territory—particularly for detached homes.

If this sounds familiar, it should. We've been watching this shift unfold for months now, and the data continues to confirm what many of us have been experiencing firsthand: the market has found a new rhythm, and it's noticeably different from the frenzy of recent years.

The question I'm hearing more often isn't "what's happening?" anymore—people are pretty clear on that. The question is "okay, so what should I actually do with this information?"

Great question. Let's dig in.

For Buyers: The Opportunity Is Real (And It's Not Going Away Tomorrow)

A few months ago, we started seeing the early signs of a more balanced market. More inventory. Fewer bidding wars. Homes staying available long enough to actually think about your decision.

Now? Those aren't early signs—that's just how things work now.

Here's what the numbers show:

• Detached homes are taking an average of 52 days to sell

• Townhomes are averaging 38 days on market

• Condos are taking about 42 days

You can book second viewings. You can have conversations with sellers about price and terms without feeling like you're asking for the moon. You have options, time, and negotiating room.

For buyers who've felt sidelined over the past few years, this is what you've been waiting for. The market has opened up in ways that make the whole process more manageable and far less stressful.

The families I'm working with right now aren't rushing. They're exploring neighbourhoods, comparing properties, doing their due diligence, and making offers they feel good about. It's a refreshingly sane way to buy a home.

For Sellers: Success Still Happens—It Just Takes Strategy

Now, if you're thinking about selling, I want to be clear: this market still rewards well-prepared properties. The benchmark prices have remained remarkably stable:

• Single-family detached: $1,483,000 (up 0.2% from December, up 0.6% from last January)

• Townhomes: $826,000 (down just 0.2% from both December and last January)

• Apartments/Condos: $534,600 (up 0.1% from December, down 1.2% from last January)

This tells us the market isn't crashing—it's recalibrating. But with more inventory available, buyers have choices. That means your home needs to stand out, not just show up.

This is where preparation makes all the difference. Smart pricing, thoughtful presentation, and strategic improvements can set your property apart. My renovation background comes in handy here—I can help you identify which updates will actually move the needle and which ones won't give you the return you're hoping for.

The homes that are selling well right now aren't necessarily the biggest or the newest—they're the ones that have been thoughtfully positioned for today's buyer.

What the Local Numbers Tell Us

Let me break down what's happening in our specific markets, because these matter:

South Surrey/White Rock:

• Active listings jumped 60% compared to last January

• Detached benchmark: $1,856,700

• Townhome benchmark: $934,600

• Condo benchmark: $599,500

Langley:

• Active listings up across all property types

• Detached benchmark: $1,616,600

• Townhome benchmark: $864,600

• Condo benchmark: $603,900

Surrey (combined):

• Steady benchmark prices with increased inventory

• Detached benchmark: $1,608,800

• Townhome benchmark: $851,000

• Condo benchmark: $527,000

The common thread? More inventory, stable prices, and better conditions for thoughtful decision-making.

What This Really Means for You

Here's what I've learned after years in this business: the best time to make a move isn't always when the market is at its most dramatic. Sometimes it's when things settle into a steady, predictable pattern—like right now.

We're in a period where buyers can shop with confidence, and sellers who approach things strategically can still achieve excellent results. It's not about perfect timing or catching the exact peak or bottom. It's about understanding the current conditions and making informed decisions based on your actual goals.

Whether you've been thinking about buying for months and want to finally explore what's possible, or you're considering selling and want to understand how to position your home for success, I'm here to help you think it through.

Let's Have a Conversation

The market's been consistent for long enough now that we can plan with confidence. No need to rush, but also no reason to keep waiting for conditions that are already here.

I'd love to sit down with you—whether over coffee or a quick call—and talk about what these market conditions mean specifically for your situation. No pressure, no hard sell. Just honest conversation about your goals and how we can work together to achieve them.

Because at the end of the day, real estate is personal. It's about finding the right home for your family or moving on to your next chapter at the right time. The numbers and trends matter, but they only matter in the context of what you're trying to accomplish.

Ready to explore what's possible? Let's connect.

About the Author

Evan Bird is a REALTOR® with Royal LePage Northstar Realty, proudly serving South Surrey, White Rock, Langley, and the Fraser Valley. With 20 years of experience as a firefighter and a strong background in home renovations, Evan brings a unique perspective to real estate—one grounded in practical problem-solving, calm guidance, and genuine care for his clients' success. Whether you're buying your first home or selling to start a new chapter, Evan is here to provide trusted advice and a smooth, stress-free experience. Let's connect and talk about your real estate goals.

New year, fresh slate.

You know the drill—January hits and suddenly everyone's got big plans. Hit the gym. Learn Spanish. Finally buy that house.

That last one? It's the dream resolution for a lot of families I talk to in the Fraser Valley. And honestly, it's an incredible goal to set. But here's the thing I've learned after years of helping families navigate this journey: saying "I'm buying a home this year" feels amazing on January 1st. By mid-February though? That excitement can morph into something that feels more like standing at the base of a mountain with no trail map.

So where the heck do you actually start?

Look, a goal without a real plan is basically just a wish you made while scrolling through beautiful kitchen renovations on Instagram at midnight. I don't want that for you. You deserve better than wishful thinking—you deserve a roadmap. Here's my straightforward, no-nonsense five-step plan to transform your 2026 home-buying dream from "someday" into "here are my keys."

Step 1: The Financial Reality Check (I Know, Not the Fun Part)

Before you fall in love with that character home in Langley or the new build in South Surrey, you've gotta look at something way less exciting: your actual financial picture.

This isn't about shame or judgment—trust me, I've been there myself. It's about understanding your real starting line.

Check that credit score. Your bank probably offers free access, or you can use Credit Karma. What's the number? If it's not where you hoped... okay. At least now you know, and you've got time to improve it before you're writing offers.

Get honest about debt. Grab a coffee, open a spreadsheet (or just a piece of paper, whatever works), and write down every monthly debt payment you've got. Car payment? Write it down. Credit cards? Those too. Student loans? Yep. Now compare that total to what you bring home each month. Lenders call this your debt-to-income ratio, and they care about it. A lot.

Count your savings—actually count it. How much have you stashed away for a down payment? Seeing the actual number makes it tangible. Maybe it's more than you thought (nice!), maybe it's less (okay, now we know what to aim for). Either way, this is your baseline.

Step 2: Get Pre-Approved (For Real, Not Just Online)

Sure, those online mortgage calculators are fun to play with at 11 PM when you should be sleeping. But they're about as reliable as checking WebMD when you have a headache—suddenly you think you can afford a mansion or you're dying. Neither is helpful.

A legitimate pre-approval from an actual mortgage broker or lender? That's the real deal.

They'll dig into your finances (yes, it feels invasive, but it's necessary) and give you a concrete number. Not a range. Not a "maybe." A real budget you can count on. This changes everything because now you're shopping with confidence instead of guessing.

Why this matters so much: When you find the right home and you're competing against other buyers, that pre-approval letter tells sellers you're serious. You're qualified. You're ready. In my experience, it can be the difference between your offer getting accepted or watching someone else get your dream home. Plus, it saves you from the absolute heartbreak of touring a place you're already picturing your kids growing up in... only to discover it's $150K outside your budget.

Step 3: The Must-Have vs. Nice-to-Have Conversation

This is where it gets fun again, I promise.

Grab your partner, a friend, maybe a glass of wine—whatever helps—and make two lists.

Must-Haves: These are your absolute non-negotiables. Three bedrooms because you've got two kids and one on the way? That's a must-have. Fenced yard for your Golden Retriever who thinks he's an escape artist? Must-have. Within Clayton Elementary catchment because that school is everything? Must-have.

Nice-to-Haves: These are the features that would be amazing but aren't deal-breakers. A gas fireplace? Beautiful, but not essential. Double garage instead of single? Sure, that'd be sweet. Main-floor laundry? Okay yes, climbing stairs with laundry baskets is annoying, but you'd survive.

Here's what this exercise does—it focuses your energy. When I know exactly what you need versus what you want, we can move fast when the right property hits the market. We're not wasting time touring homes that look pretty online but miss your actual requirements.

Step 4: Play Neighbourhood Detective

Something I learned during my 20 years as a firefighter—you get to know a community differently when you're driving through it at all hours, seeing it at its best and its worst.

The right house in the wrong neighbourhood is still the wrong house. Period.

Once you've narrowed down a few target areas (maybe Murrayville, maybe Crescent Beach, maybe Walnut Grove), here's what I want you to do:

Visit at different times of day. Seriously. Drive through on a Tuesday morning. Come back Thursday evening. Swing by Saturday afternoon. What's the traffic pattern? Is it dead quiet or bustling? Are there kids playing outside? These details matter when you're imagining your daily life there.

Do a test commute. Google Maps says 25 minutes to your office in Surrey? Cool. Now actually drive it during Monday morning rush hour. Still 25 minutes? Or is it pushing 50? This is real-life data you need.

Live like a local for a day. Where's the nearest grocery store that doesn't make you want to scream? Is there a decent park within walking distance? What about a coffee shop you'd actually want to grab your morning latte from? These aren't frivolous questions—this is your future everyday existence we're talking about.

Step 5: Find Your Guide (Not Just Any Realtor)

Here's some real talk: buying a home is probably one of the biggest financial decisions you'll ever make. You don't need a salesperson who's just trying to close a deal by Friday. You need an expert guide who genuinely cares about getting you into the right home, not just a home.

Look for someone with deep local knowledge—someone who knows that White Rock's market moves differently than Langley's, who understands school catchments, who can tell you which neighbourhoods are seeing renovation trends and which ones are holding their character charm.

Find someone who actually listens instead of just talking. And ideally, someone with a solid network of trusted professionals—home inspectors who won't miss major issues, real estate lawyers who'll protect your interests, mortgage brokers who'll fight for your best rate.

The right agent doesn't just help you find the house. They walk beside you through every step of this journey, making sure you feel confident, informed, and supported from offer to moving day.

From "Someday" to "Here Are My Keys"

Listen—I get it. The goal of buying a home in 2026 can feel massive. Overwhelming even. Especially when you're juggling work, kids, life, and trying to figure out how anyone actually affords anything these days.

But here's what I know from helping dozens of families through this exact process: when you break it down into manageable steps, when you take it one piece at a time, that mountain suddenly becomes a path you can actually walk. The resolution stops being this vague, distant dream and transforms into something real and achievable.

You don't have to figure it all out today. You just need to take the first step.

If you're ready to start this conversation—no pressure, no sales pitch, just an honest chat about your goals and what's actually possible—let's connect. I'd love to help you turn that New Year's resolution into your new home's address.

Evan Bird brings something different to real estate—he's not just an agent who can pull comps and write contracts. Twenty years as a Fraser Valley firefighter plus extensive renovation experience means he understands homes from the foundation up: structure, safety, real value. It's knowledge that can't be learned from textbooks or weekend seminars. Deeply connected to Surrey, Langley, and the broader Fraser Valley community, Evan's passionate about offering the kind of practical, trusted advice that helps families protect and grow their most important investment. Through his First Responder Program and everyday client work, he's built a reputation as an advocate you can count on when it matters most.