Evan Bird Real Estate Blog

So, you're looking at homes for sale in White Rock. Good choice. But let's be real for a second. Trawling through listings is one thing, but actually getting this place? That's a whole different ball game.

White Rock isn't just one big, beautiful postcard. It's a collection of little worlds, each with its own vibe, its own quirks. And finding the right one... well, that's the secret sauce to not just buying a house here, but actually building a life. I've been in and out of these homes for years—not just as a realtor, but as a firefighter and renovator—and I can tell you straight up: the neighbourhood you pick will define your entire experience.

So, let's skip the glossy brochure stuff and talk about what it's really like to live in these spots.

Does the Neighbourhood Really Matter That Much?

You bet it does. People see White Rock's size and think it's all the same. Big mistake. Living hillside versus a stone's throw from the pier are two totally different lives. Your morning coffee run, your weekend plans, where your kids kick a ball around—it all comes down to the pocket you choose. It’s the difference between a life of convenience and a life of, well, constant driving.

And the market reflects that. We've got condos starting in the $300,000s and waterfront places that'll make your eyes water, easily topping $5 million. The diversity in homes for sale in White Rock is huge. The trick is finding the corner that fits you, not just your budget.

East Beach: The Quieter, More Authentic Seaside Vibe

If your idea of beach life is less "tourist hotspot" and more "peaceful morning stroll," then you need to be looking at East Beach. This is where you'll find that classic, almost nostalgic beach-town feel. Think charming little bungalows, low-rise condos with character, and a generally more relaxed pace.

What's the housing like? It's a mixed bag, in a good way. You've got older cottages that have seen decades of history, right next to modern townhomes. You can snag an entry-level condo for a reasonable price, but the detached homes are still going to be in that $1-2 million range. The big win here? The shoreline is calmer. It just feels safer for families with little ones who have a magnetic attraction to the water.

Why families love it: Peace Arch Elementary is a huge draw with its French immersion program. Plus, you've got Semiahmoo Park for running off that kid-energy and the promenade for those long summer evening walks. It just works.

The bottom line: East Beach gives you the authentic White Rock lifestyle without the peak-season chaos of the pier. It’s where the locals go for fish and chips. It feels real.

West Beach (Pier District): Life in the Heart of the Action

Welcome to the main event. The Pier District is the vibrant, beating heart of White Rock. If you want to be where everything is happening, this is it. It’s a mashup of historic cottages and slick, modern developments, all jockeying for the best possible view of Semiahmoo Bay.

Housing and the price of admission: Be prepared. You're paying for the location, and it's a premium one. A modern condo with a killer view? You're likely looking at over a million. Those single-family homes clinging to the hillside can easily climb from $2 million into the stratosphere of $5-10 million. The homes for sale in White Rock's Pier District are a prime investment for a reason—you can practically smell the ocean from your living room.

That hill, though: Let's talk about the elephant in the room: the steep streets. Oxford Street is no joke. But honestly, most people who live here just see it as their daily workout, a small price to pay for waking up to that view. The trade-off is an incredible energy, especially in the summer. There's always something going on.

Who fits in here? Everyone, it seems. Active families who love being able to walk to everything, and retirees who want that resort-style, car-optional life. It’s a lifestyle choice, plain and simple.

Uptown White Rock: The Practical Choice for Urban Souls

For some people, being right on the beach isn't the be-all and end-all. They'd rather have shops, clinics, and the library a few steps from their front door. If that sounds like you, Uptown is your spot. It's the city's commercial hub, built around Johnston Road.

The living situation: Think condos and townhomes. Lots of them. You can find a starter place for around $500k or a penthouse that'll set you back a few million. Big developments like Miramar Village have really changed the game, offering the kind of amenities that pull in young professionals and downsizers alike.

But is it for families? Surprisingly, yes. You trade a backyard for insane convenience. Groceries, parks, the Sunday farmers' market—it's all right there. No more buckling kids into car seats for every little errand.

The downsizer's dream: This is where Uptown really shines. Single-level living, elevators, and the ability to do everything on foot is a massive plus. The Kent Street Activity Centre is a huge social hub, and Peace Arch Hospital is reassuringly close.

Five Corners: The Artsy, Under-the-Radar Gem

Want to know where the locals really love? Five Corners. It's this funky, village-like spot just a few blocks from the water where—you guessed it—five streets meet. It just has a different feel.

What are the homes like? It's eclectic. Cool heritage homes, boutique condo buildings, and cute little bungalows. It’s the kind of place where people buy an older home and pour their heart into renovating it, keeping the neighbourhood's character alive.

The vibe: It’s a true community. People know their neighbours. The local elementary school is a short walk for the kids. They do outdoor movie nights. It’s that kind of place. It’s also the city’s cultural hub, with galleries and the local theatre right there.

Centennial Park & Ruth Johnson Park Area: The Suburban Dream with a Salty Breeze

If you're craving a bigger lot, a classic suburban street, and maybe even a cul-de-sac, this is your zone. It’s the residential area wrapped around White Rock's biggest parks.

What you get: Space. And value. We're mostly talking single-family homes here, many from the 70s and 80s, on generous lots. Prices for detached homes start around $1.5 million and go up from there, especially for renovated places with a view.

A paradise for families: This is a no-brainer. You've got sports fields, tennis courts, an ice rink, and wooded trails practically in your backyard. And you're in the catchment for Semiahmoo Secondary, which is a huge deal for a lot of parents. It’s quiet, it’s safe, and it feels like you're surrounded by nature, even though you're minutes from everything.

So, How Do You Actually Choose?

Every neighbourhood tells a story. The question is, which one is yours? The person who needs that daily beach walk has different priorities than the family who needs top-tier schools, or the retiree who just wants to ditch their car for good.

A few things I always tell my clients:

• Think beyond the mortgage. Property taxes, strata fees, and the simple cost of coastal upkeep (that salt air is relentless) all add up.

• Be brutally honest about your lifestyle. Do you really want to walk everywhere, or do you just like the idea of it? Is a big yard a must-have or a nice-to-have?

• Play the long game. Think about resale. A home near the beach, parks, and good schools will almost always be an easier sell down the road.

• Go hang out there. Seriously. Grab a coffee on a Tuesday morning. Take a walk on a Saturday afternoon. See what it feels like when it’s not just a spot on a map.

What's Next?

Here's the thing: you can't find the right home in White Rock just by scrolling through listings. You need to know which streets get hammered by winter storms, which condo buildings are run well, and which little pockets are undervalued. That's where I come in.

My background as a firefighter and renovator gives me a different lens. I see the things other people miss—the potential problems, the hidden opportunities.

Whether you're just starting out, your family is growing, or you're looking to simplify, the right spot is here waiting for you.

Ready to see some of these homes for sale in White Rock for yourself? Give me a call. Let's talk about what you're looking for, and let's go find it.

Evan Bird is a REALTOR® with Royal LePage Northstar Realty, serving White Rock, South Surrey, and the Fraser Valley. With 20 years of firefighting experience and extensive renovation knowledge, Evan helps families make confident real estate decisions backed by practical expertise.

Everyone is telling you to wait. With mortgage rates hovering between 3.8% and 4.5%, the media still talking about a housing crisis, and the stress test making it harder to qualify, sitting on the sidelines can feel like the only safe bet. But what if the opposite is true? What if this “terrible” market is actually a hidden opportunity for first-time buyers?

As someone who's in the trenches helping families in Surrey, Langley, and White Rock, I see it every day. The current slowdown gives you more power than buyers have had in years—if you know how to use it.

Here's the truth: buying your first home has never been easy. But this moment? It has its own unique advantages if you know where to look.

1. You Have More Choices (and Less Competition)

Let me start with something that might surprise you: despite the scary headlines, you're actually walking into one of the most balanced markets we've seen in years.

Remember the frenzy? The bidding wars, the no-condition offers, the madness? That’s over. The Fraser Valley market has shifted dramatically. Benchmark home prices are down about 5% from last year, and we have more homes for sale than we've seen in a decade.

What does that actually mean for you? More choice, less pressure, and sellers who are actually willing to talk.

Here’s the reality on the ground: only about 9% of listings are selling each month. Homes that would have been snapped up in a weekend two years ago are now sitting for 5-6 weeks. I’ve seen beautiful properties in South Surrey listed around $1.5 million that have been on the market for three months with barely any showings.

This isn't a sign of a crash; it's a sign of a market that's finally breathing again.

2. You Can Actually Negotiate

I know what you’re thinking: "If the market's so slow, maybe I should just wait for prices to drop even more."

It’s a fair question, but here’s where my experience comes in handy. The buyers who try to perfectly time the bottom of the market often miss the forest for the trees. Yes, rates are up. But you’re also shopping in a market where you can take your time. You can ask for an inspection (what a concept!). You can negotiate repairs. You can make an offer without having to waive every condition that protects you.

You’re not behind schedule—you’re being strategic. And that matters more than perfect timing. This is where the current market becomes your biggest ally. With sellers getting frustrated by the lack of action, you have leverage. Use it.

• Subject-to-financing clauses? They’re back. In a seller's market, they were deal-killers. Today, sellers get it.

• Need a longer closing date? Ask for it. It gives you breathing room.

• Inspection found some issues? Great. Let’s ask for a credit or a repair. Sellers are more willing to play ball when they don't have ten other offers waiting.

I’ve seen well-prepared buyers negotiate thousands off the price this fall—things that would have been laughed at two years ago.

3. You Can Be Rate-Savvy (and Still Win)

Alright, let's talk about the elephant in the room: mortgage rates. They’re high. There’s no sugarcoating it. View some on ratehub.ca here.

Since 2022, the Bank of Canada has been on a mission to fight inflation with rate hikes. That’s changed the game for borrowing power. What you could afford in 2021 is a different number today.

And then there’s the mortgage stress test. This is where a lot of first-timers get tripped up. Lenders test you at your contract rate plus 2%. So, even with a competitive 4.2% mortgage rate, you have to prove you can handle payments calculated at 6.2%. It’s a tough hurdle, no doubt.

So, Where Are Rates Headed?

The good news is that most economists, and even the Bank of Canada itself, expect rates to continue their slow downward trend. Major banks are forecasting that the BoC's main policy rate could drop to around 2.25% by the end of 2025.

What does this actually mean for you?

• For Variable Rates: Because variable-rate mortgages are tied directly to the Bank of Canada's rate, there's a good chance they will slowly decline as well.

• For Fixed Rates: These are a bit different, as they're more influenced by the bond market. The forecast here is for a modest drop, but not a dramatic one. The British Columbia Real Estate Association (BCREA), for example, thinks 5-year fixed rates might settle around 4.35% by the end of the year.

Of course, nothing is guaranteed. The Bank of Canada is still watching inflation closely. But the general feeling is that we've likely passed the peak of high rates.

But even with rates where they are, it doesn't mean your dream is impossible. It just means you need to be smarter.

• Get a Rate Hold: If you're serious, get a rate hold now. It protects you from increases for 90-120 days while you shop.

• Look at Credit Unions: BC credit unions can sometimes offer more flexible terms than the big banks, especially if your situation isn't cookie-cutter.

• Consider Longer Amortizations: A 30-year amortization (instead of 25) can lower your monthly payment, making it easier to qualify. Yes, you pay more interest over time, but it can be the difference between buying now and waiting years. Try out this calculator to see estimates.

4. You Can Take Advantage of the "Off-Season"

Here’s a little secret most buyers don’t consider: the season you buy in really matters.

Fall and winter are the "off-season" for real estate. Fewer buyers are out there, which means less competition for you. Sellers who list their homes in November or December are usually very motivated. They might be relocating for a job or need to sell for financial reasons.

Plus, welcome to the West Coast! Fall is the perfect time to see how a house really performs in the rain. You can check for drainage issues, leaky gutters, or a damp basement. These aren't deal-breakers; they're negotiation points. Finding out a roof needs $8,000 in repairs gives you leverage.

5. You Can Focus on What Matters: Your Life

So, should you buy now or wait for spring?

Honestly, there’s no crystal ball. Trying to time the market is like trying to catch lightning in a bottle. Prices might soften a bit more. Or, if the Bank of Canada cuts rates, we could see a flood of buyers return, pushing prices right back up.

Here’s what I know after years in this business: if you wait for the "perfect" moment, you might wait forever.

The real question isn't, "Is this the absolute bottom of the market?" The real question is, "Does buying a home right now make sense for my life, my finances, and my long-term goals?" Thankfully, I’ve made it easy for buyers to get a quick assessment through a complimentary strategy buyers call. You can schedule one here.

If you’ve found a place you love, you're financially stable, and you plan to stay for 5+ years, then locking in your housing costs now instead of paying ever-increasing rent might be the smartest move you can make.

Final Thoughts: Confidence Through Preparation

Look, I won't lie—buying your first home when rates are high is tough. The affordability challenges are real.

But prepared buyers succeed in any market. The clients who do their homework, get their financing locked in, and work with a team they trust—they’re the ones who find great homes. They negotiate good deals. They start building equity and a stable future for their families.

High rates don't last forever. But your need for a home is happening right now.

If you're a first-time buyer trying to figure all this out in Surrey, Langley, or White Rock, I'm here to help. Let's sit down, look at your situation, and build a real plan—one based on your goals, not on guessing what the market will do next.

Because the best time to buy your first home isn't when the market is perfect. It's when you're ready.

Let's make it happen.

Evan Bird is a trusted real estate advocate serving the Fraser Valley, bringing unique insights from his background as a firefighter and renovation expert. Whether you're a first-time buyer or looking to upsize, Evan provides dedicated support and local expertise to make your real estate journey stress-free.

🔑 Why Mortgage Readiness Matters for Downsizers

As we move through Fall 2025, the Fraser Valley real estate market is presenting a unique opportunity for downsizers. The latest September 2025 statistics from the Fraser Valley Real Estate Board confirm what I'm seeing daily: we're in a definitive buyer's market, with the sales-to-active listings ratio sitting at just 9% (a balanced market ranges between 12-20%).

After years of competitive bidding and limited inventory, this shift changes everything. With 10,583 active listings across the Fraser Valley—up 17% from last September—and benchmark prices down 5.4% year-over-year, well-prepared buyers finally have breathing room and negotiating power.

Here's what I'm seeing firsthand working with clients throughout Langley, South Surrey, and White Rock: downsizers often have significant equity built up in their current homes. That's a strong position to be in. However, many still need financing or bridging options to make their next move work seamlessly. The key difference between those who transition smoothly and those who face unnecessary stress? Financial preparation.

In this guide, I'll walk you through how mortgage pre-approval and smart budgeting can help you move confidently into your next chapter—without the overwhelm.

📈 Understanding the Fraser Valley Buyer's Market

Let's talk about what a buyer's market actually means for you.

In simple terms, it's when there are more homes listed than there are active buyers. This shifts the negotiating power toward buyers. Right now across South Surrey, White Rock, and Langley, we're seeing increased inventory, homes sitting on the market longer, and sellers who are more motivated to negotiate.

What does this mean for downsizers specifically?

You have more choice, less pressure to make rushed decisions, and real potential for better pricing—if you're financially prepared to act when the right property comes along. The homes aren't going to sell themselves out from under you in 24 hours like they might have a year ago, but the best opportunities still move quickly when serious buyers are ready.

This is your market. Let's make sure you're positioned to take full advantage of it.

✅ Step One: Why Mortgage Pre-Approval Is Essential

What Pre-Approval Actually Means

First, let's clear up a common confusion: pre-approval and pre-qualification aren't the same thing.

Pre-qualification is a quick, informal estimate based on information you provide. It's helpful for early planning but doesn't carry much weight.

Pre-approval is the real deal. A lender has reviewed your financial documents—your income, credit history, existing debts, and expected proceeds from your current home sale—and committed to lending you a specific amount under defined conditions.

Benefits for Downsizers

Getting pre-approved isn't just a formality. It's a strategic advantage:

It shows sellers you're serious. When I submit an offer on your behalf that includes a pre-approval letter, sellers know you're not window shopping. In competitive situations, this can be the difference-maker.

It helps you set a realistic purchase budget. You'll know exactly what you can spend, which prevents the disappointment of falling in love with a home that's out of reach—or worse, overextending yourself financially.

It speeds up closing. Once you find the right home, much of the legwork is already done. This can make your offer more attractive and reduce the time between acceptance and possession.

As someone who's guided countless downsizers through this process, I can tell you: the peace of mind that comes with knowing your financing is secured is invaluable.

📝 How to Get Pre-Approved (Step-by-Step)

Let me break this down into manageable steps:

1. Gather your financial documents. You'll need recent pay stubs or pension statements, tax returns, proof of assets, and a list of current debts. Don't worry—your mortgage broker will give you a specific checklist.

2. Work with a mortgage broker who understands downsizer profiles. Not all mortgage situations are created equal. Downsizers have unique needs—you might be carrying two properties temporarily, or you may have significant equity but irregular income streams. I work with brokers throughout the Fraser Valley who specialize in these transitions and can connect you with the right fit.

3. Discuss using proceeds from your existing home sale. Your broker needs to understand your timeline and how your current home's equity factors into the equation. This affects both your down payment and overall borrowing capacity.

4. Get a written pre-approval letter valid for 90–120 days. This gives you a realistic window to shop and ensures your rate is protected during that period.

5. Review rates and conditions carefully. Pay special attention to flexibility if the timing between selling and buying is uncertain. Some products offer better options for bridge financing or portable features if circumstances change.

💲 Building a Realistic Downsizing Budget

Here's where my renovation background really comes into play. I've learned that successful downsizing isn't just about the purchase price—it's about understanding the complete financial picture.

Estimate Your Sale Proceeds

Start by getting a clear picture of what your current home will actually net you. I provide detailed comparative market analyses for my clients that reflect current Fraser Valley market conditions. From that sale price, you'll need to deduct:

• Realtor commissions

• Legal fees and disbursements

• Any minor repairs or staging costs you invest before listing

This gives you your actual net proceeds—the number that matters for your next purchase.

Factor in Purchase and Transition Costs

Many downsizers are surprised by the costs beyond the purchase price itself:

Property transfer tax. In BC, this can be significant depending on your purchase price. First-time buyers get exemptions, but most downsizers will need to budget 1-2% of the purchase price.

Moving costs. Professional movers, storage if there's a gap between possession dates, and temporary housing if needed.

Strata fees and potential assessments. If you're moving from a single-family home to a condo or townhome (a common downsizing move), monthly strata fees are a new carrying cost. Even more important: ask about the contingency fund status and any upcoming special assessments. I always review strata documents carefully with my downsizer clients—this can reveal potential five-figure expenses you'll want to factor in.

Legal fees and insurance. Your lawyer will handle the closing, and you'll need to set up new home insurance immediately.

Add a Safety Buffer

Based on years of guiding clients through these transitions, I always recommend keeping a 5-10% contingency fund. Life happens. Timelines shift. Having that buffer means you won't be caught off-guard or forced into stressful last-minute decisions.

🗓️ Aligning Your Sale and Purchase Timelines

This is where strategy meets reality—and where having a pre-approval gives you options.

The "sell first" approach gives you financial certainty. You know exactly what you're working with, and there's no pressure of carrying two properties. However, you may need temporary housing, which adds cost and inconvenience.

The "buy first" approach means you can move directly from your current home to your new one—no interim steps. But it typically requires either bridge financing (borrowing against your current home's equity until it sells) or enough resources to carry both properties temporarily. This is only viable if you're pre-approved and confident in your financial position.

Throughout Langley, South Surrey, and White Rock, I've helped downsizers navigate both approaches. The right choice depends on your specific situation, risk tolerance, and the current market. The key is that your pre-approval gives you the flexibility to choose rather than being forced into one path.

We can also work with extended possession dates or early occupancy agreements to create more breathing room between transactions. These tools are particularly useful in a buyer's market when sellers are motivated to accommodate terms that make deals work.

🏘️ Local Insight: What Fraser Valley Realtors Are Seeing in Fall 2025

Let me share what I'm observing on the ground.

The market has definitely shifted toward buyers, which means negotiation opportunities are real—but that doesn't mean you can take your time indefinitely. When a great property hits the market at the right price, serious buyers still move quickly.

Here's what's making the difference: preparation. The downsizers I'm working with who have their pre-approvals in place are winning in situations where multiple buyers are interested. They can confidently remove financing conditions or offer cleaner terms, which sellers appreciate even in a buyer's market.

I'm seeing particularly strong opportunities in Langley ranchers (perfect for single-level living), White Rock condos with ocean proximity, and South Surrey townhomes in established communities with great amenities. These are the types of properties downsizers are actively seeking, and inventory has improved significantly in these categories.

The buyers who are struggling? Those who haven't sorted out their financing, haven't been realistic about their current home's value, or are waiting for some perfect moment that may never arrive. This market rewards action from prepared buyers.

💡 Expert Tips for Downsizers Navigating a Buyer's Market

Drawing from my experience working with downsizers across the Fraser Valley, here are my top recommendations:

✅ Work with a mortgage broker early. Ideally before you even list your current home. This gives you the clearest picture of your options and timing.

✅ Keep finances liquid during the transition. Avoid making major purchases or taking on new debt while you're in the middle of selling and buying. Lenders reassess your situation before final approval.

✅ Review all ongoing carrying costs. Property taxes can vary significantly between municipalities. Strata fees, if you're moving to a condo or townhome, need to fit comfortably in your monthly budget. Insurance costs might change. Look at the complete picture, not just the purchase price.

✅ Don't max out your approval. Just because you're approved for a certain amount doesn't mean you should spend it all. Buy comfortably below your limit. This gives you financial breathing room and peace of mind in your next chapter. Remember—you're downsizing to simplify life, not to create new financial stress.

💪 Confidence Through Preparation

After years of helping Fraser Valley families navigate real estate transitions, I've learned that the most successful downsizers treat pre-approval and budgeting as essential parts of their moving plan—not afterthoughts.

This buyer's market is creating real opportunities for downsizers ready to make their move. But opportunities are only valuable if you're positioned to act on them.

My commitment to you is straightforward: I'll provide the local expertise, honest guidance, and dedicated support to make your downsizing transition as seamless and stress-free as possible. That includes connecting you with trusted mortgage professionals who understand your unique situation.

Ready to start your next chapter with confidence?

Let's sit down and review your downsizing goals together. I'll help you understand what your current home is worth in today's market, connect you with experienced mortgage brokers to get pre-approved, and create a tailored strategy that works for your timeline and circumstances.

You've worked hard to build equity in your home. Now let's make sure your next move serves you well.

Evan Bird is a trusted real estate advisor serving Langley, Surrey, South Surrey, White Rock, Abbotsford, and Chilliwack. With a background as a firefighter and extensive renovation expertise, Evan brings a unique perspective to helping clients navigate their real estate journey. Contact Evan today to discuss your downsizing plans.

As someone who's called the Fraser Valley home for years and helped countless families find their perfect place here, I've watched Langley transform from a quiet suburban community into one of Metro Vancouver's most watched real estate markets. The shift is real—and it's happening right now.

What's driving this transformation? The Surrey–Langley SkyTrain extension is well underway, connecting King George Station to 203 Street in Langley City with an anticipated completion date of late 2029. This isn't just another transit project—it's a game-changer that will reshape how we live, work, and invest in the Fraser Valley.

Whether you're considering buying your first home, upgrading to something bigger, or thinking about selling, this guide will help you understand how the SkyTrain extension may reshape Langley's housing landscape and what it means for your family's future.

📊 The State of Langley's Housing Market Today

Right now, Langley's market is presenting some exceptional opportunities—ones I haven't seen in years. The latest Fraser Valley Real Estate Board data from August 2025 tells a compelling story: Langley saw 192 total sales across all property types, with 452 new listings hitting the market. The benchmark price for detached homes sits at $1,590,800, townhomes at $848,100, and condos at $589,500.

What does this mean for you? Simply put, buyers have significantly more leverage than they've had in a long time. Langley detached home sales dropped 19.1% compared to July, while condo sales fell 41.5% month-over-month. This translates to 1,389 active listings across Langley—giving serious buyers genuine choice and negotiating power we haven't seen in years.

For families looking at detached homes, townhouses, and condos, this softer market means you can actually tour multiple properties, negotiate terms that work for your family, and find real value. The Fraser Valley sales-to-active listings ratio dropped to just 9% in August—well into buyer's market territory (a balanced market ranges between 12-20%). As your trusted advocate in this process, I'm seeing clients who were priced out just two years ago now finding their dream homes within reach, with benchmark prices down 3.4% year-over-year for detached homes and 4.1% for townhomes.

🚆 What the Surrey–Langley SkyTrain Extension Means

The Surrey Langley SkyTrain Project is a 16-km elevated extension of the existing Expo Line primarily along Fraser Highway, and it's going to fundamentally change how we think about living in Langley. The project includes eight stations and three major transit exchanges at Bakerview-166 Street, Willowbrook, and Langley City Centre stations.

Here's what gets me excited for my clients: once complete, you'll be able to travel between Langley City Centre and King George SkyTrain station in approximately 22 minutes, and reach downtown Vancouver's Waterfront station in just 65 minutes. For families who want space to breathe but need to commute to Vancouver or Surrey for work, this is a complete game-changer.

Major construction is already underway along Fraser Highway, with work beginning at the new Langley City Centre Station site and elevated guideway construction progressing throughout 2025. Yes, there's some short-term construction disruption, but the long-term transformation will be worth it.

📍 Neighbourhoods to Watch Along the New Line

As someone who knows every corner of this region, let me share where I'm seeing the most potential for my clients:

Fleetwood (Surrey)

This area is already seeing densification plans take shape. The infrastructure improvements here will benefit both current residents and new buyers looking for that sweet spot between urban amenities and suburban comfort.

Clayton Heights

The townhome market here has been strong, and the future walkability boost from SkyTrain access will make this neighbourhood even more attractive for families. New builds in this area are positioning themselves well for the transit connection.

Willowbrook

This is where things get really interesting. Willowbrook is already a major retail hub, and with one of the three major transit exchanges planned here, it's poised to become a true transit core. I'm advising clients to seriously consider this area—it has all the ingredients for sustained growth.

Langley City Centre

As the end of the line, this area has tremendous potential for rapid growth and investment. Work is already beginning at the Langley City Centre Station site on 203 Street and Industrial Avenue, and I expect to see significant development activity as we approach the 2029 completion date.

You can start browsing properties in any of these areas by clicking here to get a feel for what’s available.

📈 How Transit Projects Typically Affect Property Values

In my years helping clients navigate Fraser Valley real estate, I've learned that transit projects don't just move people—they move markets. Look at what happened with the Canada Line to Richmond and the Evergreen Line to Coquitlam. Property values typically rise both before and during construction, then see another bump once the line is operational.

The pattern is consistent: early buyers who purchase before completion often see the strongest long-term equity growth. However, I always caution my clients about speculative spikes that can create affordability challenges. The key is buying a home you love in a neighborhood you want to be part of, with the SkyTrain as a bonus rather than the only reason for your purchase.

✨ Opportunities for Buyers Right Now

Here's where my renovation background really helps my clients: I can spot undervalued homes that others might overlook. In this current market, with 1,389 active listings in Langley alone and a sales-to-active ratio of just 9%, we have unprecedented opportunity to find properties with good bones in strategic locations.

If you're thinking about buying before the SkyTrain completion, consider this: Langley's benchmark prices have declined year-over-year (detached homes down 3.4%, townhomes down 4.1%, condos down 3.6%), creating genuine entry points for buyers. This timing, combined with the upcoming infrastructure investment, could yield significant long-term equity growth as the SkyTrain comes online.

My advice? Look for homes within walking distance or a short bus ride from planned stations. Focus on neighbourhoods that are already showing signs of investment and community growth. And remember—you're not just buying square footage, you're buying into a lifestyle that blends small-town charm with big-city accessibility.

🏷️ What Sellers in Langley Should Know

If you're considering selling, timing is everything. In your listing, we should absolutely highlight the future SkyTrain benefits—buyers are forward-thinking, and they understand the value of upcoming transit access.

That said, some sellers might benefit from waiting until closer to project completion when demand typically increases. However, if your family's ready to move now, this softer market means we can price strategically and find the right buyer who shares your vision for Langley's future.

⚠️ Potential Risks and Considerations

I believe in giving my clients the complete picture. Construction noise and disruption will affect nearby homeowners through 2025 and beyond—that's the reality of living near major infrastructure projects.

There's also the possibility of overbuilding condos near stations, which could affect values in the short term. And with interest rate volatility still a factor, we need to plan for various market scenarios rather than assuming straight-line growth.

🔭 Long-Term Vision for Langley

What excites me most about Langley's future is how it's emerging as a "mini urban core" outside Vancouver. The community offers heritage-rich neighbourhoods like Fort Langley, family-friendly suburbs like Willoughby and Walnut Grove, and affordable space in areas like Aldergrove and Brookswood. Add breweries, restaurants, and cultural spots growing alongside the transit infrastructure, and you have a community that appeals to families, downsizers, and investors alike.

This is a community built on balance—you get walkable streets, farmers markets, hiking trails, community festivals, and some of BC's best wineries just minutes away. The SkyTrain will enhance this lifestyle, not replace it.

✅ Final Thoughts

Langley is uniquely positioned for transformation, and we're at a rare moment where you can buy in a cooling market before a major infrastructure lift takes effect. You're still close to the city, but you're not living on top of your neighbors. You're part of a real community—not just a collection of buildings.

As your trusted advocate and local expert, I've seen how transit projects reshape communities. The families who buy thoughtfully now, in neighborhoods with strong fundamentals and future transit access, typically see the strongest long-term returns—both in equity and quality of life. See what my clients have to say in their Client Testimonials.

Whether you're a first-time buyer excited about the possibilities, a growing family looking for more space, or an investor seeking smart opportunities, Langley offers something increasingly rare in the Lower Mainland: genuine value with tremendous upside potential. With benchmark prices currently at $1,590,800 for detached homes, $848,100 for townhomes, and $589,500 for condos—all showing year-over-year declines—we're seeing a rare opportunity to buy quality homes at more reasonable entry points before major infrastructure drives demand higher.

Looking to buy or sell in Langley? Let's chat. I know these neighbourhoods inside and out, and I'm here to help you make the smartest, most confident decision for your family's future. The SkyTrain is coming—let's make sure you're positioned to benefit from everything this transformation will bring.

Evan Bird - Your trusted advocate for Fraser Valley real estate. Serving those who serve, and helping families find their perfect place to call home.

Q1: When will the Surrey–Langley SkyTrain extension be completed?
A: The Surrey–Langley SkyTrain extension is currently under construction and is projected to be completed by 2028. Once finished, it will extend the Expo Line by 16 km, connecting Surrey City Centre to Langley City Centre.

Q2: How will the SkyTrain affect Langley real estate prices?
A: Historically, properties near new SkyTrain stations see strong appreciation both before and after project completion. In Langley, homes near stations like Willowbrook and Langley City Centre are expected to attract higher demand and long-term value growth.

Q3: Which Langley neighborhoods will benefit the most from the SkyTrain extension?
A: Neighborhoods such as Willowbrook, Langley City Centre, and Clayton Heights are likely to see the biggest boost. These areas are near planned stations and already have ongoing residential and commercial development.

Q4: Is now a good time to buy a home in Langley before the SkyTrain opens?
A: With Langley currently in a buyer’s market and home prices softening, purchasing before the SkyTrain opens could offer long-term equity growth. Buyers have more negotiating power now compared to when demand increases closer to project completion.

Q5: Will there be any downsides to living near a new SkyTrain station in Langley?
A: While the convenience of SkyTrain access is a major benefit, homeowners near stations may experience more construction noise, traffic, and potential densification. However, these are typically offset by higher property values and improved amenities.