Prices are Down, Inventory is Up. So What Does This Actually Mean for Your Next Move?

Look, I've been watching this Fraser Valley market for months now, and honestly? The shift isn't subtle anymore.

The November 2025 numbers from the Fraser Valley Real Estate Board just landed on my desk, and they're telling the same story we've been tracking—except louder. Way louder. If you've been sitting on the fence, waiting to see if this buyer's market thing is real or just some temporary hiccup, well... the data's pretty clear at this point.

But here's the thing nobody's really explaining: what does all this actually mean when you're the one trying to make a move? Let's cut through the noise.

The Shift is Real. And It's Sticking Around.

We're not dancing around it anymore—this is a buyer's market. Full stop.

The sales-to-active listings ratio? It's sitting at 10%. For those keeping score at home, a balanced market typically runs between 12% and 20%. We're below that. Significantly. And with inventory sitting 47% above the 10-year average while new listings are actually slowing down, this isn't some flash-in-the-pan situation.

This is the new normal. At least for now.

If You're Buying: Your Moment is Here

I'm going to be straight with you—if you're looking to buy, these are some of the strongest conditions I've seen in years. Maybe the best since I started in this business.

You've got options. Real options. The frantic bidding wars? Those chaotic weekends where you'd see a property once and have to decide in 24 hours? That's ancient history at this point. The average detached home took 52 days to sell in November. Fifty-two days! That's breathing room. That's time to bring in your inspector, really walk through the neighbourhood at different times of day, maybe even sleep on your decision without losing out.

You've got leverage. When there are fewer buyers competing for each property, sellers start listening differently. And I'm not just talking about knocking a few thousand off the asking price (though that's definitely on the table). I'm talking about negotiation power on subjects, closing dates, including that appliance package, maybe even repairs. Things you couldn't dream of asking for two years ago.

You've got better entry points. The composite Benchmark price dropped to $912,400. Prices across detached homes, townhomes, apartments—everything's softer compared to last month and last year. For first-time buyers especially, that's significant. That's the difference between stretching your budget to breaking point or having some cushion.

If You're Selling: Don't Panic. Get Strategic.

Now, if you're thinking about selling, I know what you might be feeling. This doesn't sound like great news, right?

Wrong mindset.

Here's what I tell my clients: a buyer's market doesn't mean your home won't sell. It means you need to be smarter about how you sell.

Pricing isn't just important—it's everything. I've seen this play out too many times. Seller lists high, hoping for negotiation room. Property sits. And sits. And the longer it sits, the weaker your position becomes. Buyers start wondering what's wrong with it. In a market with 9,201 active listings (yeah, that's where we're at), you cannot afford to be overpriced from day one. A data-backed, slightly aggressive price? That's your secret weapon.

Make them stop scrolling. When buyers have this many options, you're not just competing with the house down the street. You're competing with every listing they're scrolling through on their phone at 11 PM. Professional photos aren't optional anymore—they're baseline. Staging? Critical. Those little repairs you've been putting off? Now's the time. First impressions are make-or-break in this environment.

Patience and prep beat panic every time. Look, we're not in a hot market. Things aren't moving at lightning speed. But a well-priced, well-presented home will sell. It just requires a solid marketing plan and, honestly, a bit of patience. Rush the process or price it wrong, and you'll watch your leverage evaporate week by week.

The Numbers (Because You Probably Want Them)

Let me just lay it out:

• Sales: 943 in November. That's down 16% from October.

• New Listings: 2,210. Down 26% from the previous month.

• Active Listings: 9,201. Yeah, well above the 10-year average.

• Composite Benchmark Price: $912,400 (down 0.7% from October)

• Single-Family Detached: $1,405,500

• Townhomes: $778,700

• Apartments: $496,500

So... What Now?

Here's my take after 20 years as a firefighter and now years in real estate: preparation beats panic. Every single time.

For buyers—this is your window. The market's giving you something it hasn't offered in years: choice, time, and negotiating power. Use them.

For sellers—this isn't doom and gloom. It's a call to be strategic, precise, and patient. The homes that are selling? They're the ones that are priced right and presented beautifully from the jump.

Whether you're on the buy side or the sell side (or honestly, just trying to figure out what side you're even on), the key is understanding what these trends mean for your specific situation. Not your neighbour's. Not some generic scenario. Yours.

Want to talk through what these numbers mean for your next move? Let's grab a coffee. Or a call. Whatever works.

Because real estate decisions? They're too important to navigate based on headlines alone.

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