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, 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 his real estate business. It 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. His clients couldn’t be more fortunate as his dedication expands into real estate.

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 Real Estate Community.

#FromFirefighterToRealtor #BuiltOnService #CommunityStrong #WhiteRockFireDepartment #25YearsOfService #EvanBird.com

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 I come in.

I 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 I 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

I introduce you to a trusted mortgage broker, who helps with:

• Pre-approvals

• Rate shopping

• Understanding fixed vs. variable rates

🔎 Step 3: Finding the Right Home

I 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, I 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, I handle:

• Strategic pricing analysis

• Professional negotiation to protect your interests

• Clear explanations of subject clauses and next steps

📌 Why Work with Me?

As a community driven, service orientated trustworthy realtor, I pride myself 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 me guide you through the process with confidence, clarity, and the connections you need to succeed.

📞 Let’s chat about your homeownership goals:

https://evanbird.com

604-761-9444 

Top Schools in South Surrey & White Rock (2025 Edition)

If you’re moving to South Surrey or White Rock and education is a top priority, you’re not alone. One of the biggest reasons families relocate to this area is access to high-quality schools — from public and private to French immersion and IB programs.

As local realtors with deep ties to the community, we’re often asked:
“What are the best schools in the area?”
So we’ve pulled together this updated 2025 guide to help you choose the right fit for your family.

📚 Top Public Elementary Schools

1. École Peace Arch Elementary

• Type: Public / French Immersion

• Grades: K–7

• Highlights: Strong academic reputation, early French immersion, walkable White Rock location

• Fraser Institute Rating: 7.2/10

2. Chantrell Creek Elementary

• Type: Public

• Grades: K–7

• Highlights: Located in Elgin, highly rated, strong community involvement

• Fraser Institute Rating: 8.0/10

3. Rosemary Heights Elementary

• Type: Public

• Grades: K–7

• Highlights: Modern facility, progressive learning focus, popular with young families in Morgan Creek

🏫 Top Public Secondary Schools

1. Semiahmoo Secondary School

• Type: Public

• Grades: 8–12

• Program: International Baccalaureate (IB)

• Highlights: One of the most academically rigorous public schools in BC

• Fraser Institute Rating: 8.4/10

2. Elgin Park Secondary

• Type: Public

• Grades: 8–12

• Highlights: Known for arts & athletics, strong leadership programs, and excellent university prep

🏆 Top Private & Independent Schools

1. Southridge School

• Type: Private / Independent

• Grades: K–12

• Highlights: Uniforms, small class sizes, robust academics, high university acceptance rates

• Tuition: $20,000–$25,000/year

• Waitlist: Apply early — highly competitive

2. White Rock Christian Academy (WRCA)

• Type: Private Christian

• Grades: K–12

• Program: IB World School

• Highlights: Faith-based education, IB programs, growing facilities, inclusive community

🌐 French Immersion Options

South Surrey & White Rock offer several early and late French immersion options, including:

• École Peace Arch Elementary (K–7)

• Laronde Elementary (K–7)

• École Earl Marriott Secondary (8–12) — continues French immersion stream

💡 Things to Consider When Choosing a School

• Catchment Areas: Your address matters — double-check with the school district before buying.

• Program Type: Public, private, French, or IB? Prioritize what fits your child's needs.

• Walkability & Commute: A great school is even better when it's nearby.

• Future Pathways: Consider the high school-to-university trajectory.

🎓 Final Thoughts

South Surrey and White Rock are home to some of the top-rated schools in BC, making it an ideal place for families looking to plant long-term roots. Whether you're looking for advanced academics, faith-based education, or French immersion, this area offers something for everyone.

At Collab Realty Group, we help families find the right home in the right school catchment. If you're planning a move and school rankings are part of the decision, we’ll help you make an informed, strategic choice.

📞 Let’s chat about finding your ideal home in the perfect school zone.