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

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

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

🏠 Where We Stand Today: A Market in Transition

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

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

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

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

💰 The Interest Rate Reality: Still Challenging, But Improving

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

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

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

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

The Optimistic View

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

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

The Cautious Perspective

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

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

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

💬 What the Community Is Saying

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

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

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

Practical Guidance for Buyers and Sellers

If You're Buying

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

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

If You're Selling

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

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

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

For Everyone

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

Your Next Steps: Making Informed Decisions

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

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

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

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

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

The Bottom Line: When Personal Readiness Meets Market Reality

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

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

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

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

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

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

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

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

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

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

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

What makes them special:

• Open layouts with panoramic ocean or forest views

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

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

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

🏛 2. Modern Farmhouse – Coastal Comfort with a Twist

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

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

What makes them special:

• Inviting curb appeal perfect for family living

• Spacious interiors often featuring high ceilings and open kitchens

• Touches of rustic warmth paired with sleek finishes

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

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

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

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

What makes them special:

• Dramatic curb appeal with layered textures and earthy tones

• Outdoor courtyards perfect for entertaining

• Cool interiors that naturally regulate temperature in summer

🪵 4. Craftsman – Character & Handcrafted Details

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

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

What makes them special:

• Built-in charm with custom woodwork and thoughtful design

• Cozy yet spacious interiors ideal for family gatherings

• Large, covered porches that encourage neighborly connections

🌊 5. Beach Cottage – Timeless Coastal Charm

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

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

What makes them special:

• Unmatched location steps from the sand and water

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

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

🗝 Choosing Your Perfect Style in South Surrey & White Rock

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

When exploring options, consider:

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

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

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

💬 Ready to Explore?

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

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

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

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

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

Why It’s Special:

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

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

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

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

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

🏖 2. Crescent Beach – A Peaceful Coastal Escape

Why It’s Special:

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

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

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

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

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

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

Why It’s Special:

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

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

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

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

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

⛳ 4. Morgan Creek Greenways – Scenic and Serene

Why It’s Special:

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

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

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

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

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

📊 Evening Walk Lifestyle FAQ

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

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

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

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

💬 Imagine Calling This Home

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

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

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

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

📉 A Snapshot of the June 2025 Market

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

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

·       New listings increased by 9%

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

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

Source: Abbotsford Real Estate

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

🧠 A Market That Favors Informed Buyers

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

·       More inventory

·       More time to make decisions

·       Greater leverage in negotiations

🏘 Townhomes & Condos Hold Their Ground

The condo and townhouse segments are more balanced:

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

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

These segments remain attractive for:

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

📈 Strategy is Essential for Sellers

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

💡 Seller Tips:

·       Price your home competitively

·       Ensure professional presentation

·       Leverage local real estate expertise

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

🌊 White Rock Demand Remains Strong

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

Buyers continue to be drawn to:

·       🚶 Walkable waterfronts

·       🍽 Boutique dining

·       🤝 Strong community atmosphere

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

📝 Final Thoughts

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

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

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

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

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

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

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

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

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

What Most Agents Do Wrong

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

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

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

What Is Market Education?

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

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

You’ll explore:

• Which areas actually suit your lifestyle

• What different layouts and styles feel best for your family

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

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

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

The Power of Buying With Confidence

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

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

Final Thoughts

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

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

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

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

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

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

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

A great agent should begin by asking meaningful questions like:

• Why have you decided to make a move?

• What are your fears or hesitations about this process?

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

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

2. Education Is Power

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

Your Game Plan Meeting should include a breakdown of:

• Market trends and pricing expectations

• What’s selling (and what’s sitting)

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

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

3. Customized Property Searches = Less Noise, More Value

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

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

• Do you need an ensuite in the primary bedroom?

• Are pets a factor?

• Is walkability or proximity to schools important?

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

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

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

• What did you love or dislike about that home?

• Did the layout feel right?

• Was anything missing that you wish you had?

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

4. Clarity Reduces Anxiety

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

This roadmap includes:

• When to introduce a mortgage broker

• How we structure showings

• What to expect when writing offers

• How due diligence works

• And what happens after the deal is done

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

5. The Next Step Is Always Clear

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

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

Final Thought

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

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

Hiring a realtor is one of the most important financial decisions you’ll ever make. In a competitive, fast-moving market like BC — especially in places like Langley, Surrey, and South Surrey — you need more than just someone with a license. You need a trusted partner who will guide, protect, and advocate for you at every step.

Whether you’re preparing to sell or buy, here are the top 11 essential questions to ask when interviewing agents, plus exactly how Collab Realty Group sets ourselves apart.

1. How long have you been working in real estate here?

Experience matters — but local experience matters even more. Ask how many homes they’ve helped clients buy or sell specifically in your area. A Surrey expert may not be as dialed in to Willoughby or White Rock nuances.

2. What’s your strategy in this current market?

Markets shift quickly. A great agent will have a clear, tailored strategy for your goals — whether that’s creating multiple offers on your listing, or finding off-market opportunities for buyers. Be wary of generic answers.

3. Can you show me recent client success stories or reviews?

Top agents are proud to share Google reviews, video testimonials, or case studies that show how they’ve helped people like you overcome challenges and succeed.

4. What do your services include?

For sellers, do they cover:
✅ Professional photography, floorplans, drone & 3D tours
✅ Targeted digital ads, social media, print marketing
✅ Open houses & private tours

For buyers, will they proactively send you listings, connect you with trusted lenders, and negotiate strongly on your behalf?

5. How do your fees work?

Most commissions in BC are 7% on the first $100,000 + 3% on the balance, split with the buyer’s agent. Ask them exactly how it breaks down, what it pays for, and what happens if the deal falls through.

6. How will you keep me updated throughout the process?

Communication is everything. Will they check in weekly by call or text? Provide showing feedback? You want proactive updates — not just someone who says, “Call me if you have questions.”

7. What happens if I’m not happy with your services?

Ask about their cancellation policy. A strong agent should work to earn your trust every day — not trap you in a contract.

8. How do you handle buyer leads and conflicts of interest?

This is one of the most overlooked — and most critical — questions.

Dual agency (one agent representing both buyer & seller) is heavily restricted in BC because it creates obvious conflicts. But what about when someone clicks on Realtor.ca or our ads asking about your property?

Ask your agent:

• Will you try to redirect that buyer to other homes so you can earn both sides of the deal?

• How do you ensure my best interests always come first?

At Collab Realty Group, we take it a step further:
✅ If a buyer lead comes in on your home — from Realtor.ca, our website, or our marketing — we assign them to a separate agent in our office, not on your listing team.
✅ This ensures you always have dedicated representation, with no pressure to “double end.”
We even put this promise directly into our listing agreement so you’re fully protected.

9. How do you handle negotiations?

This is where thousands (or tens of thousands) can be gained or lost. Do they aggressively push, or take a more strategic, collaborative approach? Make sure it matches your comfort level and goals.

10. What do you think my home is worth (or what can I expect in my price range)?

If selling, they should prepare a comparative market analysis (CMA) that’s thorough and backed by local data — not just guesswork. If buying, they should set realistic expectations on what your budget gets you today.

11. Why should I hire you over another agent?

Listen for more than clichés. Look for passion, proven systems, local expertise, and a commitment to putting your goals ahead of their own commission. At Collab Realty Group, we like to say:

We care deeply about your “why” — and we’re fiercely committed to helping you achieve it.

💡 Bottom line

The right realtor will earn your trust by answering these questions openly, not just with rehearsed sales lines.

If you want a transparent, no-pressure conversation about your next move — whether buying, selling, upsizing, downsizing, or investing — we’d love to help.

📲 Contact Collab Realty Group today for a friendly consultation.
We’ll show you exactly how our local knowledge, tailored strategies, and ethical policies set us apart.

Thinking about selling your home in BC? Whether you’re moving up, downsizing, or cashing in on your equity, it’s important to understand the true costs of selling a property — so there are no surprises when you close.

From realtor commissions to legal fees, mortgage penalties, and getting your home ready, here’s what to budget for.

💼 Realtor Commission Fees (7 & 3)

In the Fraser Valley and most of BC, real estate commissions are commonly structured as:

• 7% on the first $100,000, plus

• 3% on the balance of the sale price

So, on an $800,000 home, your commission would roughly be:

🔍 Where Does This Money Go?

• A portion pays the buyer’s agent, which incentivizes them to bring qualified buyers to your property.

• The remaining portion goes to your listing agent, covering not just their expertise, but also:

✅ Professional marketing costs:

• Photography, video tours, drone, floorplans

• Targeted online ads (Facebook, Instagram, Google)

• Print brochures, signage, open houses

✅ Negotiation & transaction management:

• Pricing strategy, reviewing offers, handling multiple offers

• Coordinating showings, vetting buyers, managing paperwork to ensure a smooth close

This investment means your home is seen by more buyers and attracts stronger offers — ultimately netting you more.

📝 Legal Fees & Conveyancing

When you sell, you’ll need a lawyer or notary to:

• Prepare documents to transfer the title

• Pay out your existing mortgage

• Ensure funds are properly distributed

This typically costs $800 – $1,500, depending on the complexity of your sale.

🏦 Mortgage Discharge or Penalties

If you’re breaking a fixed mortgage before the term ends, your lender may charge a prepayment penalty. This can be:

• A few thousand dollars, or

• Tens of thousands — depending on how much time remains, your rate type (fixed vs variable), and your lender’s formula (many use an Interest Rate Differential for fixed).

Before you list, it’s wise to call your lender and request a payout statement so you know exactly what to expect.

🧽 Preparing Your Home for Sale

Most sellers spend a little upfront to help their home sell faster and for more. Typical costs include:

These improvements can dramatically impact first impressions and final sale price. 

📑 Other Costs

✅ Strata Documents:
If you’re selling a condo or townhouse, your strata corporation will charge for documents (bylaws, minutes, Form B), usually $100 – $400.

✅ Property Taxes & Utilities:
You pay up to the possession date. Any overpayments or underpayments get adjusted by your lawyer on closing.

✅ GST:
Most resale homes are GST exempt. GST generally only applies on new homes purchased from a developer.

💡 Bottom Line: Budget 6-8% of Your Sale Price

For most homeowners in BC, the total costs to sell (including commission, legal, and typical prep) look like this:

So on an $800,000 home, you might see total costs of $50,000 – $65,000, depending on your mortgage and how much you invest in prep.

⭐ Want to See Your Exact Net?

At Collab Realty Group, we make sure you’re 100% clear on what your net proceeds will look like before you even list — so you can confidently plan your next move.

📲 Get a free home value & detailed net sheet today.

Market Snapshot

• Sales Activity
  In June, 1,195 homes were sold in the Fraser Valley MLS®—a slight 1% increase from May, but still about 9% lower than June 2024 and 33% below the 10‑year average .

• Buyer’s Market in Full Swing
  Inventory continues to swell, with nearly 11,000 active listings—2% more than May and 30% higher than last year. Meanwhile, new listings dropped by 10% month-over-month to 3,618 . With a sales-to-active-listings ratio of 11%, the market remains firmly in buyer territory (a balanced market sits between 12–20%) .

Price Trends

• Overall Benchmark Price
  Prices have eased slightly, with the composite benchmark in the Fraser Valley dipping 1.2% from May to land at $951,500 .

• By Property Type

  • Detached homes: $1,458,600 (–1.6% from May; –4.6% year-over-year)

  • Townhomes: $824,400 (–1.0% from May; –3.1% from June 2024)

  • Condo/apts: $526,500 (–1.2% from May; –4.5% from previous June)

Days to Sell (Average)

• Detached homes: 35 days

• Townhomes: 30 days

• Condos: 39 days

Regional Highlights

• Surrey experienced a 7% drop in total sales year-over-year; benchmark prices for detached homes fell to $1.573 million and condos to $513,800 .

• White Rock / South Surrey recorded a 33% jump in detached home sales, though benchmark prices eased by over 6% to $1.846 million .

What It All Means for Buyers & Sellers

For Buyers

This is a strong buyer’s market. With ample choices, slower sales, and declining prices, conditions are favourable—especially for first-time buyers who can tolerate economic uncertainties .

For Sellers

Reduced demand means listings are taking longer to move. To stand out, sellers may need to price competitively and differentiate their homes through thoughtful staging and marketing.

Looking Ahead

Economic uncertainty—driven by trade, tariffs, and broader market forces—continues to weigh on buyer confidence . The Fraser Valley Real Estate Board suggests this could be an opportune moment for policymakers to reassess current housing strategies to better align with today’s realities .

In Summary

• Sales: Slight monthly increase, but down annually and compared to the decade average

• Inventory: Rising supply with decreasing new listings makes for a competitive buyer landscape

• Pricing: Modest month-over-month dips across all housing types

• Pace of Market: Homes are selling more slowly than in the past

If you're considering entering the market, now may be a strategic time—whether buying or selling—with the caveat of heightened economic caution.

Fraser Valley Real Estate – May 2025 Breakdown

Just like in the pages of Where’s Waldo?, opportunity in today’s real estate market is right in front of us — just hidden in the chaos.

You flip the page, stare at the crowd, and think, “There’s nothing here”… until suddenly, boom — there he is.
That’s exactly what the Fraser Valley market feels like right now.

Let’s cut through the noise and show you where the smart money is moving.

🎯 First-Time Buyers: You're Not Selling — That’s Power

If you're entering the market for the first time, you're not weighed down by selling in a slower climate.

• Inventory is up 34% from last year → you’ve got choice

• Detached prices are down, and sellers are flexible

• You qualify for First-Time Buyer Programs (PTT break, 5% down, etc. NO GST ON NEW BUILDS)

👉 Opportunity: You’ve got timing, leverage, and options. That’s rare — use it.

🏡 Upsizers: Townhouses Are Holding. Detached Homes Are Discounted.

The market is rewarding the move-up buyer:

• Townhomes: Barely moved (down just 0.03% month-over-month)

• Detached Homes: Down 1.6% this month, and 6.2% year-over-year

• High inventory = more selection, less competition

👉 Opportunity: Sell your townhouse while values are steady, and buy a house while they’re on sale.

💸 Investors: Soft Prices + Strong Rental Demand = Prime Time

The headlines say slowdown — but landlords see strength:

• Rental demand is up (buyers waiting on the sidelines)

• Detached + apartment prices are down

• Find suited homes or light reno properties → cash flow, hold, gain

👉 Opportunity: Use today's pricing + tomorrow’s rental income = long-term win.

🧰 Value-Add Buyers: Ugly Ducklings = Hidden Gold

This market is full of overlooked potential:

• Dated listings = stale listings = negotiation opportunities

• Cosmetic updates yield huge upside in a soft market

• Pair with staging and smart prep and you've got a flip or equity-builder

👉 Opportunity: Find the stuff others scroll past. Fix it. Build wealth.

🔍 Final Word: Waldo Was Always There — So Is Opportunity

The people who win in this market are the ones who know what to look for.

• It’s not always shiny.

• It’s not always obvious.

• But it’s always there — if you’ve got the right guide.

📲 Ready to find yours? Let’s talk.

Turns out…a lot more than you’d think.

For Evan Bird, a 25-year veteran of the White Rock Fire Department and a partner at Collab Realty Group, the similarities are uncanny. Both professions might seem worlds apart, but at their core, they share some surprising parallels:

1️⃣ Seldom Home for Dinner

Whether it’s a late-night emergency call or a last-minute real estate deal, both careers seem to have an aversion to scheduled meal times. The unpredictability of the job means dinner plans often take a back seat, but when you're committed to serving your community, you show up—no matter the hour.

2️⃣ At the Sound of a Bell, It’s Go-Time

Whether it’s the fire station alarm or the buzz of a new listing hitting the market, it’s the same routine: sprinting out the door, sometimes with pants only halfway on. In both roles, when duty calls, you’re up and moving—often before the coffee’s finished brewing.

3️⃣ Putting Out Fires (Literally and Figuratively)

In firefighting, it’s the blazing kind. In real estate, it’s the “I need to move in 30 days and my financing just fell through” kind. Either way, problem-solving on the fly is just part of the job description. Evan’s used to facing the unexpected and keeping a cool head under pressure—whether it’s holding a fire hose or navigating a tricky negotiation.

A Career of Service

All jokes aside, firefighting taught Evan the values of service, trust, and community, which are now the backbone of Collab Realty Group. Our team was built on those same foundations—putting people first, always answering the call, and being there when it matters most.

Evan recently received the British Columbia Long Service Award in recognition of his 25 years of dedication to the White Rock Fire Department. It’s an incredible milestone that reflects his unwavering commitment to his community. We couldn’t be prouder to have him as a partner, bringing that same dedication to helping people find their homes.

Whether he’s putting out literal fires or guiding clients through the challenges of the real estate market, Evan approaches every situation with the same passion and integrity.

Congratulations, Evan, and thank you for your service. We’re grateful to have you as part of the Collab Realty Group family.

#CollabRealtyGroup #FromFirefighterToRealtor #BuiltOnService #CommunityStrong #WhiteRockFireDepartment #25YearsOfService

Buying your first home is exciting—but it can also be overwhelming. In a competitive market like South Surrey and White Rock, preparation is everything. That’s where Collab Realty Group comes in.

We believe first-time homebuyers deserve:

• Education on the local market

• Clear guidance on the buying process

• Access to trusted affiliates like mortgage brokers, inspectors, and contractors

Here’s how we make it simple.

🎉 Perks of Being a First-Time Homebuyer in BC (2025 Update)

Buying your first home comes with several financial advantages designed to make homeownership more accessible:

🏡 Property Transfer Tax (PTT) Exemption

As a first-time homebuyer in British Columbia, you may be eligible for a full or partial exemption from the Property Transfer Tax, potentially saving you thousands of dollars:

• Full exemption for homes with a fair market value up to $835,000.

• Partial exemption for homes valued between $835,000 and $860,000.

🏠 Newly Built Home Exemption

If you're purchasing a newly constructed home, you might qualify for an additional PTT exemption:

• Full exemption for newly built homes priced up to $1,100,000.

• Partial exemption for homes valued between $1,100,000 and $1,150,000.

💰 First Home Savings Account (FHSA)

The FHSA allows first-time homebuyers to save up to $40,000 tax-free toward their home purchase.

🧾 Home Buyers' Tax Credit (HBTC)

You can claim a non-refundable tax credit of up to $1,500 on your federal income tax for the year you purchase your first home.

🏦 30-Year Mortgage Amortization for First-Time Buyers

First-time homebuyers can access insured mortgages with 30-year amortization periods, reducing monthly payments.

🏡 Step 1: Market Education

Before you step foot in a showing, we make sure you understand the local market dynamics:

• Average home prices in South Surrey & White Rock

• Popular neighborhoods like Ocean Park, Grandview Heights, and Crescent Beach

• Insight into strata properties vs. detached homes

💡 Step 2: Mortgage Introduction

We introduce you to our trusted mortgage brokers, who help with:

• Pre-approvals

• Rate shopping

• Understanding fixed vs. variable rates

🔎 Step 3: Finding the Right Home

We work with you to identify:

• Must-haves vs. nice-to-haves

• Neighborhood insights, including school catchments and walkability

• Off-market opportunities and new listings

🔨 Step 4: Access to Trusted Affiliates

To make your journey smoother, we connect you with:

• Home Inspectors – thorough inspections for peace of mind

• Contractors & Handymen – quick fixes and renovations

• Insurance Agents – to secure the best rates and coverage

📝 Step 5: Offer & Negotiation

When it’s time to write the offer, we handle:

• Strategic pricing analysis

• Professional negotiation to protect your interests

• Clear explanations of subject clauses and next steps

📌 Why Work with Collab Realty Group?

As top-ranked realtors in the Fraser Valley, we pride ourselves on:

• Client education before you even step into a property

• Proven negotiation skills to get you the best deal

• A network of affiliates you can trust

Ready to Take the First Step?

Buying your first home should be exciting—not stressful. Let us guide you through the process with confidence, clarity, and the connections you need to succeed.

📞 Let’s chat about your homeownership goals:
www.collabgroup.ca