Evan Bird Real Estate Blog

Alright, let's talk about what's happening out there.

Last month, when we looked at the September numbers, the big story was the continued softening of prices. It was clear things were shifting. Now, with the October 2025 stats in hand from the Fraser Valley Real Estate Board, it looks like buyers are starting to take notice.

The market is finally responding. And it's creating a really interesting moment for anyone thinking about making a move.

We're Seeing a Welcome Bump in Sales

So, what gives? Well, for the second month straight, sales are up. We saw 1,123 homes change hands in October, which is a solid 17% jump from September. It's a little flurry of activity.

I believe it comes down to this: sellers are getting real. The board even said it themselves—motivated sellers are using "more realistic pricing strategies." That's not just realtor-speak. It means prices are adjusting to a point where deals are starting to make sense again, and that's pulling buyers off the sidelines. It's a welcome sign, for sure.

The Big Picture: Inventory and Prices

The main theme, though, hasn't really changed from last month. It's still all about inventory. There are a ton of homes for sale right now—over 10,000 of them. That's a lot of choice.

And when you have that much choice, prices naturally feel the pressure. The overall benchmark price for a home in the Fraser Valley dipped again slightly to $919,900.

Here's a quick look at the different home types:

• Single-Family Detached: The benchmark is now $1,411,900.

• Townhomes: Sitting at $786,000.

• Apartments/Condos: Now at $506,400.

Let's be clear—this is a buyer's market. No question about it. With a sales-to-active listings ratio of just 11% (a balanced market usually starts around 12-20%), the ball is firmly in the buyer's court.

So, Is This Your Moment?

Honestly, if you've been waiting for a sign, this could be it. This isn't a frantic, over-asking-price kind of market. It's a measured one.

You have options. You have time. You have negotiating power.

Homes are sitting for a little longer—around 42 days for detached homes and condos. That's enough breathing room to do your homework, get your inspections, and make a decision that feels right, not rushed. It’s a healthier way to buy a home, in my opinion.

A Quick Word for Sellers

If you're thinking of selling, the strategy we talked about last month is more important than ever. This isn't a market for testing a high price. It's about being sharp, strategic, and realistic from day one. A well-priced home will still get attention from serious buyers. An overpriced one? It'll just get lost in the crowd.

Look, numbers are just numbers until they apply to your life, your family, and your future. My job is to help you make sense of it all. Whether you're buying, selling, or just trying to figure things out, I'm here to offer dedicated support and clear, honest advice.

Feel free to reach out for a Personalized Consultation. For the official report, you can always check the Fraser Valley Real Estate Board website.

October 2025 Market Highlights at a Glance

For those who like the quick stats, here’s a snapshot of the Fraser Valley market from the official October 2025 report:

• Total Sales: 1,123 homes were sold, a 17% increase from September 2025.

• Market Condition: It remains a buyer's market with a sales-to-active listings ratio of 11%.

• Total Inventory: Active listings are high at 10,121, giving buyers plenty of selection.

• Composite Benchmark Price: The price for a typical home in the Fraser Valley is now $919,900.

• Benchmark Price (Detached Home): $1,411,900 (a 5.1% decrease year-over-year).

• Benchmark Price (Townhome): $786,000 (a 5.6% decrease year-over-year).

• Benchmark Price (Apartment/Condo): $506,400 (a 6.8% decrease year-over-year).

• Average Days on Market: 42 days for detached homes and condos, and 37 days for townhomes.

Evan Bird is a trusted real estate advisor serving Langley, Surrey, South Surrey, and White Rock. With a background as a firefighter and extensive renovation expertise, Evan brings a unique perspective to helping clients navigate their real estate journey with confidence and clarity.

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.

📉💰 Six Months of Softening Prices—And What It Means for Your Next Move

The September 2025 real estate statistics are in, and they tell a story that's important whether you're thinking about buying, selling, or simply keeping an eye on your home's value here in the Fraser Valley.

As someone who works daily with families throughout Langley, Surrey, South Surrey, and White Rock I'm seeing firsthand how this market shift is creating real opportunities—but only for those who understand what's actually happening and are prepared to act strategically.

Let me walk you through the numbers and, more importantly, what they mean for you.

📊🤝 The Big Picture: A Clear Buyer's Market

The Fraser Valley Real Estate Board just released September's statistics, and the headline is straightforward: home prices continued their downward trend for the sixth consecutive month, while inventory remains at decade-high levels.

Here are the key numbers:

• Benchmark price for a typical Fraser Valley home: $926,300 (down 1% from August, down 5.4% year-over-year)

• Total sales in September: 962 (up 3% from August, but still 28% below the 10-year average)

• Active listings: 10,583 (up 17% from September 2024)

• Sales-to-active listings ratio: 9% (a balanced market sits between 12-20%)

That 9% ratio is significant. It confirms we're firmly in a buyer's market as I’ve been sharing recently—meaning there are more homes available than there are active buyers, which shifts negotiating power decisively toward purchasers.

🏡🏘️🏢 Breaking Down Property Types: Where the Opportunities Are

Let's look at the specific numbers for different property types, because this is where strategy really matters:

Single-Family Detached Homes

Benchmark price: $1,420,000 (down 1.2% from August, down 5.4% year-over-year)

September saw 344 detached home sales across the Fraser Valley, with homes taking an average of 37 days to sell. There are currently 3,758 active listings—giving buyers genuine selection.

What this means: If you're selling a detached home, pricing competitively from day one is critical. If you're buying, you have time to be selective and negotiate terms that work for you.

Townhomes

Benchmark price: $795,600 (down 1.5% from August, down 4.7% year-over-year)

Townhomes recorded 244 sales in September, with an average of 38 days on market. Active inventory stands at 1,833 listings—up 29.2% from last year.

What this means: Townhomes are seeing significant inventory growth, which creates strong opportunities for first-time buyers, young families, and downsizers looking for low-maintenance living.

Condos/Apartments

Benchmark price: $510,400 (down 0.7% from August, down 6.3% year-over-year)

The condo market saw 262 sales in September, averaging 39 days to sell. With 2,599 active listings (up 15.3% year-over-year), buyers have the most choice they've seen in years.

What this means: If you've been priced out of townhomes or detached homes, the condo market is offering both selection and improved affordability.

📍 Local Market Breakdown: What's Happening in Your Community

Let me share what I'm seeing in the specific communities I serve:

Langley

• Detached homes: Benchmark $1,576,300 (median $1,432,950)

• Townhomes: Benchmark $839,600 (median $826,405)

• Condos: Benchmark $579,700 (median $552,000)

Langley saw 68 detached sales, 59 townhome sales, and 66 condo sales in September. The significant increase in active listings (539 detached, 330 townhomes, 589 condos) means buyers finally have options after years of limited inventory.

South Surrey & White Rock

• Detached homes: Benchmark $1,777,900 (median $1,625,000)

• Townhomes: Benchmark $906,800 (median $882,000)

• Condos: Benchmark $593,100 (median $595,000)

This area recorded 41 detached sales, 29 townhome sales, and 49 condo sales. The premium location near the ocean and border continues to command higher prices, but year-over-year declines (8.1% for detached, 6.0% for townhomes, 8.2% for condos) represent real savings for prepared buyers.

Surrey (Combined: North, Central, Cloverdale)

• Detached homes: Benchmark $1,521,300 (average $1,623,733)

• Townhomes: Benchmark $816,000 (average $811,481)

• Condos: Benchmark $498,100 (average $540,715)

Surrey's diverse neighbourhoods recorded strong activity with 155 detached sales, 136 townhome sales, and 123 condo sales. The variety of price points across Surrey's sub-markets offers something for almost every budget.

👋🔑 Why Buyers Are Starting to Re-Engage

Here's what's particularly interesting: while prices continue to decline, sales actually increased 3% from August to September. This suggests that softening prices are bringing some buyers back to the market.

As Tore Jacobsen, Chair of the Fraser Valley Real Estate Board, noted: "As prices continue to weaken, the market is showing hopeful signs of renewed confidence. While recent economic uncertainty seems to have weighed more heavily here in the Fraser Valley, some buyers are beginning to re-engage in the market, a positive signal heading into the fall."

From my perspective working directly with buyers, I'm seeing this firsthand. After months of watching and waiting, buyers who have their finances in order are recognizing that today's combination of improved selection, lower prices, and reduced competition creates genuine opportunity.

🔄🏠 The Return of Sellers—And What It Means

After many sellers sat out the summer months, September saw new listings jump 23% month-over-month to 3,447 listings. This is significant.

For buyers: More inventory means more choice. You're not forced to compromise on location, features, or condition because "it's all that's available."

For sellers: Increased competition means you need to be strategic. Your home needs to be priced right, presented well, and marketed effectively. The days of listing at any price and receiving multiple offers within 48 hours are behind us—at least for now.

💪🧠 What This Market Demands: Strategy Over Emotion

Whether you're buying or selling in this market, success comes down to preparation and realistic expectations.

If you're buying:

• Get pre-approved first. In a market with more negotiating room, sellers want to know you're serious and capable of closing. Pre-approval gives you credibility and confidence.

• Take your time, but don't overthink it. Yes, you have more time to decide than you would have had a year ago. But well-priced properties in desirable locations still attract attention. When you find the right fit, be ready to act.

• Negotiate strategically. This doesn't mean low-balling every listing. It means understanding market value, identifying properties that have been sitting longer, and crafting offers that are fair but favourable to your interests.

If you're selling:

• Price it right from day one. With 10,583 active listings, buyers have options. Overpricing means you'll sit on the market while buyers tour fresher listings, and you'll likely end up accepting less than if you'd priced competitively initially.

• Presentation matters more than ever. When buyers have time to be selective, they're comparing condition, updates, and overall appeal. Small investments in staging, repairs, and curb appeal can make a significant difference.

• Be realistic about timing. With homes averaging 37-39 days on market, plan accordingly. If you need to sell before buying your next home, factor this timeline into your planning.

👀🔮 Looking Ahead: What to Watch For

The Fraser Valley market is at an interesting inflection point. We have:

• Sustained high inventory (decade-high levels)

• Six months of consecutive price declines

• Signs of renewed buyer activity

• Economic uncertainty that's affecting confidence

As Baldev Gill, CEO of the Fraser Valley Real Estate Board, noted: "It is unreasonable to single out any one factor or policy driving today's market dynamics. That said, there is a growing consensus within the housing and development sector calling for greater measures to incentivize investors to help drive new supply growth, which would certainly have a positive impact on affordability."

The question moving into fall and winter is whether buyer re-engagement continues, stabilizing prices, or whether we see further softening as inventory remains elevated.

✅💼 The Bottom Line: This Is a Market That Rewards Preparation

After years of working with families across the Fraser Valley through various market conditions, here's what I know: the best outcomes don't happen by accident. They happen when buyers and sellers understand the market, prepare thoroughly, and act strategically.

Right now, we have a buyer's market with genuine opportunities for well-prepared purchasers and realistic challenges for sellers who aren't properly positioned.

If you're thinking about making a move—whether buying your first home, upsizing, downsizing, or selling to relocate—the key is understanding how these market dynamics specifically affect your situation and your goals.

My commitment to you is straightforward: I'll provide honest, data-driven guidance based on current market conditions, connect you with the right professionals to support your financial planning, and advocate for your best interests throughout the process.

Whether we're looking at specific listings in Langley/Surrey/White Rock, evaluating what your current home is worth in today's market, or discussing the best timing for your next move, let's have a conversation grounded in reality and focused on your success.

The September numbers tell us where we are. Together, we can map out where you want to go—and the smartest path to get there.

Want to discuss how these market trends affect your specific situation? Let's sit down and review your goals. Whether you're six months away from making a move or ready to list next week, understanding the current market dynamics is the first step to a successful outcome.

Evan Bird is a trusted real estate advisor serving Langley, Surrey, South Surrey, and White Rock. With a background as a firefighter and extensive renovation expertise, Evan brings a unique perspective to helping clients navigate their real estate journey with confidence and clarity.

📊🔍 September 2025 Fraser Valley Real Estate Stats at a Glance

Overall Market:

• Total Sales: 962 (up 3% from August, down 2% year-over-year)

• New Listings: 3,447 (up 23% from August)

• Active Listings: 10,583 (up 17% from September 2024)

• Benchmark Price: $926,300 (down 5.4% year-over-year)

• Sales-to-Active Ratio: 9% (buyer's market)

Property Type Benchmarks:

• Detached Homes: $1,420,000 (down 5.4% year-over-year)

• Townhomes: $795,600 (down 4.7% year-over-year)

• Apartments/Condos: $510,400 (down 6.3% year-over-year)

Average Days on Market:

• Detached: 37 days

• Townhomes: 38 days

• Condos: 39 days

Source: Fraser Valley Real Estate Board, September 2025 Statistics Package

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.

The Fraser Valley real estate landscape has shifted dramatically, and if you're a potential homebuyer in South Surrey, White Rock, or Langley, you're witnessing something we haven't seen in years—a genuine buyer's market taking shape before our eyes.

After serving this community for over 20 years, first as a firefighter and now helping families navigate their real estate journeys, I've learned to recognize when market conditions create real opportunities. Right now, with inventory up 60% above the 10-year average and only about 9% of detached listings selling in recent months, we're experiencing the kind of buyer leverage that seemed impossible just a few years ago.

As your trusted advocate who's guided countless families through various market conditions, I want to share exactly how you can leverage these cooling market dynamics to secure not just any home, but the right home at the right price. Whether you're a first-time buyer or looking to upgrade, the strategies I'm about to outline can save you thousands while giving you the negotiating power that seller's markets never allowed.

📉 Understanding What a Cooling Market Means for You

A cooling real estate market fundamentally changes the relationship between buyers and sellers. Instead of competing against multiple offers and waiving conditions, you now hold the cards. In practical terms, this means more time to make decisions, more properties to choose from, and sellers who are increasingly motivated to negotiate.

The Fraser Valley's current conditions exemplify this shift. With "tons of empty houses" on the market, as local forums describe it, and many listings sitting for months without offers, sellers are experiencing a reality check that directly benefits prepared buyers.

This environment allows you to be selective rather than desperate. You can tour properties multiple times, conduct thorough due diligence, and negotiate from a position of strength. The key is understanding that this advantage comes with responsibility—you need to act strategically, not just opportunistically.

📊 Know the Numbers Before You Start Shopping

Knowledge is your greatest asset in any market, but especially in a cooling one where information asymmetry can make or break your negotiation position. Before you start touring homes, arm yourself with current market data that most buyers overlook.

Research recent sale prices, not just listing prices, in your target neighbourhoods. The Fraser Valley Real Estate Board statistics show benchmark prices declining across all property types, but averages don't tell the whole story. Look for comparable properties that have sold in the last 60 days—these reflect actual market values, not hopeful listing prices.

Pay attention to days on market for similar properties. In our current environment, homes sitting longer than 30 days often indicate either pricing issues or seller motivation that you can leverage. Properties with multiple price cuts are particularly telling—they signal sellers who may be ready to negotiate more aggressively.

Set up MLS watchlists for your target areas and price ranges. This allows you to spot patterns: which neighborhoods are seeing the most inventory buildup, where price cuts are most common, and how long properties typically sit before selling.

🔍 How to Identify Motivated Sellers

Motivated sellers are your best opportunities in a cooling market, and they're everywhere if you know what to look for. From my years of helping buyers navigate these situations, certain red flags consistently indicate seller motivation that you can respectfully leverage.

Properties that have been on the market for 60+ days in this environment are prime candidates. Sellers who initially priced optimistically are now facing the reality of carrying costs and market feedback. Look for homes with multiple price reductions—each cut represents growing urgency from the seller's perspective.

Pay attention to listing language and photos. Phrases like "motivated seller," "priced to sell," or "all offers considered" are obvious signals, but also watch for updated photos, new staging, or fresh marketing approaches mid-listing. These indicate sellers actively working to generate interest.

Consider the seller's circumstances when available. Empty homes, estate sales, job relocations, or new construction completions often create timeline pressures that work in your favor. Your realtor can often provide insight into these situations without compromising anyone's privacy.

🤝 Smart Offer Strategies That Actually Work

Making successful offers in a buyer's market requires a different approach than the aggressive bidding wars of recent years. The goal isn't just to go low—it's to structure offers that are attractive to sellers while maximizing your position.

How Low Can You Go?

Current market conditions in the Fraser Valley suggest that offers 10-15% below asking price are not only reasonable but often necessary to reflect actual market values. Some buyers are successfully negotiating 10-20% reductions after properties sit on the market for 70+ days, but this requires careful positioning.

Start by researching comparable sales and understanding the property's true market value. Your offer should be based on data, not just the listing price. In many cases, what feels like a "lowball" offer is actually fair market value in current conditions.

Use Conditions to Your Advantage

Unlike seller's markets where conditions were discouraged, current conditions allow you to protect yourself through reasonable subjects. Include financing conditions even if you're pre-approved—rates and lending criteria can change. Home inspection conditions are essential, especially when sellers may have deferred maintenance during slower sales periods.

For condos and townhomes, include strata document review conditions. With time on your side, you can thoroughly examine strata meeting minutes, financial statements, and depreciation reports without pressure.

Negotiate Beyond Price

Sometimes flexibility on terms can be more valuable than small price concessions. Offering a longer closing period for sellers who need time to relocate, or taking possession of appliances and fixtures, can make your offer more attractive while providing value to you.

Consider asking for seller concessions toward closing costs, especially if the property has been on market extensively. These concessions can effectively reduce your out-of-pocket expenses while allowing sellers to maintain their listing price for psychological reasons.

✅ Don't Skip Due Diligence—You Have Time Now

One of the biggest advantages of a buyer's market is having adequate time for proper due diligence. Use this opportunity to avoid the costly mistakes that rushed buyer's market decisions often create.

For strata properties—which represent a significant portion of Fraser Valley inventory—spend serious time reviewing documents. Look for special assessments, reserve fund adequacy, and any ongoing disputes or maintenance issues. Recent stories of high repair levies in some buildings make this step crucial.

Home inspections become more valuable when you're not competing against multiple offers. Use this time to understand not just immediate issues, but upcoming maintenance needs. My renovation background tells me that understanding a property's true condition helps you negotiate more effectively and budget for future expenses.

Research the neighborhood thoroughly. Walk around at different times of day, talk to neighbors if possible, and understand local development plans that might affect your investment. The SkyTrain extension to Langley, for example, will significantly impact property values along its route—this kind of research pays dividends.

📍 Fraser Valley Neighborhoods to Watch

Different areas of the Fraser Valley are experiencing this market cooling differently, creating specific opportunities for strategic buyers.

South Surrey is seeing significant inventory buildup in larger detached homes, where higher prices have pushed many buyers out of the market. This creates opportunities for buyers who can qualify for higher-end properties but want to negotiate from strength.

White Rock's condo market, particularly along Marine Drive, offers opportunities as the premium waterfront lifestyle competes with more affordable options inland. Sellers who priced at peak market levels are encountering reality, creating negotiation opportunities for buyers who appreciate the beachside lifestyle.

Langley presents interesting dynamics between new construction in areas like Willoughby Heights and established resale homes in neighbourhoods like Walnut Grove. New build inventory is creating pressure on resale pricing, benefiting buyers who prefer established neighbourhoods with mature landscaping and settled communities.

Pay attention to areas along the planned SkyTrain route. While current prices may reflect future transit benefits, motivated sellers today might provide entry points to neighbourhoods that will see significant appreciation once the line is operational.

🌟 First-Time Buyer Bonus Strategies

First-time buyers have additional advantages in current market conditions beyond just the negotiating leverage everyone enjoys. British Columbia's Property Transfer Tax exemption for first-time buyers (on homes up to $500,000, with partial exemption to $525,000) provides real savings that improve your purchasing power.

Work with a realtor experienced in current market negotiations. The skills that made agents successful in seller's markets don't necessarily translate to buyer's market strategies. You need someone comfortable making offers that might initially seem aggressive but reflect current market realities.

Get pre-approved for your mortgage, but understand that pre-approval in a cooling market differs from hot market scenarios. Lenders are more cautious, but you also have more time to shop for better rates and terms. Use this to your advantage by comparing multiple lenders and understanding exactly what you qualify for under different scenarios.

Consider starting smaller in this market. The traditional advice to "buy as much house as you can afford" makes less sense when prices are declining. Starting with a solid property in a good location, even if it's smaller than your dream home, positions you to trade up when your equity and income grow.

⏳ Should You Buy Now or Wait?

This question comes up in every buyer consultation, and the honest answer depends on your specific circumstances and timeline. However, I can share what the data and my experience suggest about timing in cooling markets.

Trying to time the exact bottom of any market is nearly impossible and often counterproductive. Markets don't move in straight lines, and while prices may continue softening, waiting for the "perfect" moment often means missing good opportunities available today.

Consider the risks of waiting. Interest rates, while currently elevated, could change in either direction. If rates drop significantly, more buyers will enter the market, reducing your negotiating leverage. If rates rise further, your purchasing power decreases even if home prices continue falling.

Focus on your personal readiness rather than market predictions. If you're financially prepared, have stable income, and plan to own for several years, current conditions offer genuine opportunities. If you're stretching financially or might need to move within a year or two, waiting might make sense regardless of market conditions.

🚀 Taking Action in Fraser Valley's Buyer's Market

Fraser Valley's cooling real estate market presents the best buying opportunities we've seen in years, but only for prepared buyers who understand how to leverage current conditions strategically.

The combination of high inventory, motivated sellers, and normalized negotiation processes creates an environment where informed buyers can find excellent value. However, these conditions require a different approach than the competitive markets of recent years—one based on patience, research, and strategic positioning rather than speed and aggression.

As your community-focused real estate advocate who's guided families through all types of market conditions, I believe the key to success lies in understanding current realities while keeping sight of your long-term housing goals. The market will eventually shift back toward balance, but prepared buyers who act thoughtfully today can secure properties that will serve them well regardless of future market movements.

Whether you're looking in South Surrey, White Rock, Langley, or anywhere throughout the Fraser Valley, current conditions reward buyers who combine market knowledge with professional guidance. The opportunity is real, but it requires strategic action rather than passive waiting.

Ready to explore how these market dynamics can work for your specific housing goals? Let's discuss your needs, review current opportunities in your target areas, and create a buying strategy that takes full advantage of Fraser Valley's cooling market conditions.

Evan Bird combines over 20 years of Fraser Valley community service as a firefighter with extensive renovation expertise to help families 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 your home in Surrey, Langley, Abbotsford, Chilliwack, and throughout the Fraser Valley.

As we transition into September, I'm sitting down with the latest Fraser Valley Real Estate Board statistics from August, and they tell a story that every buyer and seller in our region needs to understand. After 25 years serving this community—first as a firefighter responding to emergencies, now helping families navigate their real estate journeys—I've learned that knowledge is your best tool for making confident decisions.

August's numbers reveal a market that has shifted decisively in favour of buyers, creating opportunities we haven't seen in years while requiring sellers to adapt their strategies accordingly. Whether you're in South Surrey, upgrading to White Rock, or thinking about selling your Langley home, these statistics provide the roadmap for your next move.

Let me break down what happened in August and what it means for your housing goals as we head into fall.

📊 The Numbers That Matter: August 2025 Market Reality

August delivered some of the most buyer-friendly conditions the Fraser Valley has experienced in recent memory. Home sales dropped to just 931 transactions—a significant 22% decline from July and 13% lower than August 2024. To put this in perspective, sales were running 36% below the 10-year average for August, indicating this isn't just seasonal slowness but a fundamental shift in market dynamics.

Meanwhile, inventory remains abundant with 10,445 active listings on the market at month's end. While this represents only a 2% decrease from July, it's a substantial 21% increase compared to August 2024. This combination of fewer buyers and more choices creates a sales-to-active listings ratio of approximately 9%—well into buyer's market territory since anything below 12% favours purchasers.

What does this mean practically? Homes are taking longer to sell—an average of 38 days for detached houses, 32 days for townhomes, and 41 days for condos. As your trusted advocate who's helped countless families through various market conditions, I can tell you this extended timeline actually benefits serious buyers by allowing thorough due diligence without the pressure of competing offers.

📉 Price Adjustments: The Market Finds Its New Level

Fraser Valley benchmark prices continued their gradual decline in August, with the composite benchmark dropping 0.9% from July to approximately $936,200. This represents a sustained cooling that reflects economic uncertainty being "factored into" market dynamics, as the FVREB noted.

Looking at specific property types, detached homes benchmarked at $1,436,800 (down 1.0% monthly and 5.7% annually), townhouses at $807,800 (down 0.9% monthly and 4.5% annually), and apartments at $514,100 (down 1.0% monthly and 5.9% annually). While these might seem like modest declines, they represent significant savings—roughly $85,000 less for a detached home compared to August 2024.

From my renovation background, I understand that well-maintained, move-in-ready homes priced competitively can still attract strong interest. The key is realistic pricing from day one rather than testing the market with inflated expectations.

🏡 For Buyers: Your Time Has Arrived

Current conditions offer buyers leverage that would have been impossible during the seller's markets of recent years. As FVREB Chair Tore Jacobsen observed, today's environment allows buyers to "make bold offers, especially for properties that have been on the market for a while and where sellers may be more motivated."

This translates into real advantages. You can take time for proper inspections, negotiate subjects into offers, and avoid the bidding wars that characterized previous years. With abundant inventory, you're shopping from a position of strength rather than desperation.

The affordability improvement, while modest, is meaningful. That 5% price decline from last year can save tens of thousands on a purchase, and you're not competing against dozens of other buyers for the same property.

However, financial readiness remains crucial. Get pre-approved for financing, understand your true budget including potential interest rate changes, and focus on value—particularly well-priced, move-in-ready properties where sellers are clearly motivated.

📈 For Sellers: Strategy Over Hope

Selling in our current market requires a fundamentally different approach than the recent seller's markets many homeowners experienced. With buyers having abundant choice and negotiating power, your success depends on three critical factors: pricing, presentation, and patience.

Realistic pricing from day one isn't optional—it's essential. Overpriced listings are sitting on the market longer, which further reduces their perceived value. Buyers quickly pass over properties they consider unrealistic on price, and with 9% of listings selling monthly, you can't afford to be in the 91% that don't move.

Property presentation matters more now because buyers have alternatives. Minor improvements, professional staging, and ensuring your home shows move-in ready can provide the competitive edge needed in this environment.

Patience becomes part of your strategy. With average selling times extending beyond a month, plan for a longer timeline while staying flexible in negotiations. The first serious offer you receive may be your best, so give it careful consideration rather than holding out for better terms that might not materialize.

🍂 Fall 2025 Outlook: Buyer's Market Continues

All indicators suggest buyer-favourable conditions will persist through fall 2025. Elevated inventory, cautious buyer sentiment, and continued price softening point toward an extended buyer's market.

We may see modest seasonal uptick in activity as families who spent summer planning make their moves before winter. FVREB Chair Jacobsen expects more buyers to "come off the sidelines heading into fall" to capitalize on current pricing levels. However, any increase in demand is unlikely to dramatically shift market dynamics overnight.

Looking ahead to 2026, potential interest rate cuts could change the equation. BMO Capital Markets suggests the Bank of Canada might begin reducing rates by early 2026 if economic conditions permit. Lower borrowing costs could improve affordability and bring more buyers into the market, potentially moving us toward more balanced conditions.

For now, expect fall 2025 to remain advantageous for buyers while challenging for sellers who must compete more aggressively for the available buyer pool.

📝 Your Action Plan: Making the Most of Current Conditions

If You're Buying: Start with financial preparation. Get pre-approved, understand your budget, and identify target neighbourhoods. Use the abundant inventory to your advantage by touring multiple properties and taking time for thorough due diligence. Don't rush—this market rewards patience and careful evaluation.

Focus on value rather than trying to time further price declines. Well-maintained properties in desirable areas at competitive prices represent solid opportunities, especially if you plan to hold long-term.

If You're Selling: Begin with realistic price expectations based on recent comparable sales, not peak market values from previous years. Invest in presentation—both property condition and professional marketing—to differentiate your listing from abundant competition.

Consider your next steps. If you're planning to buy after selling, current market conditions might actually work in your favour on the purchase side, offsetting some selling challenges.

For Everyone: Remember that real estate decisions should align with your personal circumstances and timeline rather than attempts to perfectly time market movements. Whether you're buying or selling, work with professionals who understand current local dynamics and can adapt strategies as conditions evolve.

✅ The Bottom Line: Opportunity Meets Preparation

August 2025's statistics confirm what I've been telling clients throughout this year: we're experiencing a genuine buyer's market that creates opportunities for prepared purchasers while requiring strategic thinking from sellers.

As your community-focused real estate advocate who's guided families through hot markets, cool markets, and everything in between, I believe success comes from understanding current realities rather than hoping for different conditions.

The Fraser Valley market is providing clarity about pricing, inventory, and buyer behaviour that smart participants can use to their advantage. Whether you're ready to make your first home purchase, upgrade to accommodate a growing family, or right-size for the next chapter of your life, current conditions offer genuine opportunities for those who approach them strategically.

Ready to discuss how these market dynamics apply to your specific situation? Let's create a personalized strategy that takes advantage of current conditions while preparing for potential changes ahead. In markets like this, the right guidance makes all the difference between missing opportunities and achieving your housing goals.

Evan Bird combines over 25 years of Fraser Valley community service as a firefighter with extensive renovation expertise to help families navigate their real estate journeys. His First Responder Program provides additional support to those who serve our communities. Contact Evan for personalized market analysis and strategic guidance in Surrey, Langley, Abbotsford, Chilliwack, and throughout the Fraser Valley.

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 25 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.