When buyers look at South Surrey and White Rock, two names often come up: Ocean Park and White Rock. Both offer coastal living, great amenities, and strong real estate markets — but they appeal to slightly different lifestyles. Here’s a breakdown to help you decide which community might be the better fit.

🏡 Lifestyle & Vibe

• Ocean Park: A quiet, family-oriented neighbourhood with tree-lined streets, larger lots, and a “small town within a city” feel. Think: community parks, local shops, and space for kids to play.

• White Rock: A vibrant oceanside community with a lively promenade, restaurants, and an urban beach-town vibe. Ideal for those who want to be steps from the water and love an active, social lifestyle.

📍 Location & Accessibility

• Ocean Park: Located closer to Crescent Beach and bordering Semiahmoo Bay. A bit more tucked away, but still only a short drive to Highway 99 and the U.S. border.

• White Rock: Centrally positioned along Marine Drive with direct waterfront access. Offers easier walking access to shops, beaches, and the famous White Rock Pier.

💰 Real Estate & Housing Options

• Ocean Park: Known for detached homes on larger lots, often with mature landscaping. Prices range widely but generally appeal to families and move-up buyers.

• White Rock: Offers a mix of ocean-view condos, townhomes, and single-family homes. Popular with downsizers, retirees, and professionals seeking views and walkability.

👨‍👩‍👧 Community & Demographics

• Ocean Park: Strong family presence, excellent schools nearby, and a tight-knit community.

• White Rock: Popular with retirees and young professionals. Offers a slightly more “resort town” feel.

🌟 Lifestyle Highlights

• Ocean Park:

  • Crescent Beach nearby for quieter seaside days

  • Ocean Park Village shops, local cafés, and family-run businesses

  • Parks like Fun Fun Park and Kwomais Point

• White Rock:

  • White Rock Pier and promenade (BC’s longest pier)

  • Trendy dining, ice cream shops, and patios with ocean views

  • Seasonal festivals and live music by the water

✅ Which One’s Right for You?

• Choose Ocean Park if you want: larger homes, a quieter suburban vibe, and close proximity to Crescent Beach.

• Choose White Rock if you want: oceanfront living, vibrant community life, and walkability to restaurants and shops.

Buying your first home is exciting — and in South Surrey & White Rock, you’re spoiled for choice. This area offers safe neighbourhoods, great schools, oceanfront living, and strong long-term value. But as a first-time buyer, you want the right mix of affordability, lifestyle, and future growth potential.

Here are the top 5 neighbourhoods to consider in 2025.

1️⃣ Grandview Surrey

Why It’s Great for First-Time Buyers:

• Newer townhomes and condos starting at more attainable prices than detached homes.

• Walking distance to Morgan Crossing and Grandview Corners shopping.

• Close to Grandview Heights Secondary and Edgewood Elementary.

Market Snapshot (2025):

• Townhouse Average: $935,000

• Condo Average: $675,000

2️⃣ White Rock Central

Why It’s Great for First-Time Buyers:

• Affordable condos just steps from the beach, pier, and restaurants.

• Perfect for downsizers, young professionals, and those who want a walkable lifestyle.

• Strong rental market for investment-minded buyers.

Market Snapshot (2025):

• Condo Average: $589,300

• Townhouse Average: $825,000

3️⃣ Sunnyside Park

Why It’s Great for First-Time Buyers:

• Mix of older detached homes and updated townhouses.

• Family-friendly vibe with access to Sunnyside Park and community recreation.

• Proximity to Semiahmoo Secondary (IB program).

Market Snapshot (2025):

• Detached Average: $1,275,000

• Townhouse Average: $899,000

4️⃣ King George Corridor

Why It’s Great for First-Time Buyers:

• Centrally located with quick access to Hwy 99 and transit.

• Variety of older condos and entry-level detached homes.

• Close to shopping, services, and multiple schools.

Market Snapshot (2025):

• Detached Average: $1,150,000

• Condo Average: $549,000

5️⃣ Crescent Beach / Ocean Park (Entry-Level Pockets)

Why It’s Great for First-Time Buyers:

• Unique charm, community feel, and proximity to the ocean.

• Some smaller or older homes offer entry points into a highly desirable area.

• Great local shops, cafes, and beach access.

Market Snapshot (2025):

• Detached Average: $1,846,800 (entry-level homes can be lower)

• Townhouse Average: $975,000

First-Time Buyer Tips for South Surrey & White Rock

• Get Pre-Approved Early: Know your budget and strengthen your offer.

• Be Ready to Move Fast: The best homes at entry-level prices get snapped up quickly.

• Think Long-Term: Consider school catchments, commute times, and resale value.

Why Work with Tyler Waldron PREC

As a Top 10% Royal LePage agent nationally, I help first-time buyers:

• Spot the best deals before they hit the market

• Navigate offers and negotiations with confidence

• Connect with mortgage brokers, inspectors, and trusted trades

📞 Let’s find your first home in South Surrey & White Rock — and make it a smart investment for your future.

South Surrey and White Rock aren’t just beautiful — they’re diverse, vibrant, and welcoming. From oceanfront retirees to young professionals, this area truly offers a place for everyone.

If you’re thinking about moving here, knowing the local demographics, lifestyle trends, and community vibe can help you decide which neighbourhood feels like home.

📍 Quick Stats – South Surrey & White Rock (2025)

• Population: ~110,000 (South Surrey) | ~22,000 (White Rock)

• Median Age: 47.2 years (higher than the BC average — popular with mature buyers)

• Top Languages Spoken: English, Mandarin, Punjabi, Korean

• Household Income: Above provincial average — strong middle and upper-income mix

• Housing Mix: Single-family homes, townhouses, and ocean-view condos

👨‍👩‍👧 Families

Why They Move Here:

• Top-ranked schools like Semiahmoo Secondary (IB program) and Grandview Heights Secondary

• Safe streets, abundant parks, and organized sports programs

• Family-focused neighbourhoods like Grandview Surrey and Ocean Park

Lifestyle Perks:

• Year-round recreation: soccer, baseball, swimming at Grandview Aquatic Centre

• Family events: farmers markets, beach festivals, community BBQs

🏖 Retirees & Downsizers

Why They Move Here:

• Walkable streets, ocean views, and a mild climate

• Access to healthcare facilities and senior-friendly programs

• Condo living with low maintenance and active social scenes

Lifestyle Perks:

• Morning walks along White Rock Pier

• Art galleries, live theatre, and waterfront dining

• Active adult communities in areas like White Rock Central

💼 Professionals & Entrepreneurs

Why They Move Here:

• Easy access to Hwy 99 and the US border for travel/business

• A growing small business and remote work community

• Prestige neighbourhoods like Morgan Creek offer luxury living close to amenities

Lifestyle Perks:

• Networking at golf courses, co-working spaces, and local events

• Dining, shopping, and nightlife in Morgan Crossing and Grandview Corners

🌏 Multicultural Communities

South Surrey & White Rock are home to a rich cultural mix. This diversity shows in the area’s:

• International dining options (Korean BBQ, sushi, Indian cuisine, European cafes)

• Multilingual services and schools with English language learning support

• Cultural festivals and events year-round

Why This Area Has a Place for Everyone

Whether you want to raise a family, retire by the sea, or build your business, South Surrey & White Rock deliver:

• Scenic beauty

• Community safety

• Strong property values

• Inclusive and welcoming atmosphere

How Tyler Waldron PREC Can Help You Find Your Spot

As a Top 10% Royal LePage agent nationally, I specialize in matching clients with the right home in the right neighbourhood. With detailed market insights and community knowledge, I can help you make your move with confidence.

📞 Let’s talk – and I’ll help you find your perfect place in South Surrey & White Rock.

By Tyler Waldron PREC – Your Local Real Estate Expert

As summer winds down, the South Surrey & White Rock real estate market is shifting gears. Whether you’re buying, selling, or investing, knowing what’s ahead this fall can help you make smarter moves and maximize your results.

Here’s your Fall 2025 market forecast, packed with insider insights, neighbourhood trends, and pricing updates.

1️⃣ What We’re Seeing Right Now

• Balanced but Shifting – While overall sales remain steady, we’re seeing more serious buyers entering the market as mortgage rate stability builds confidence.

• Inventory Growth – New listings are trickling in after summer vacations, giving buyers more choice.

• Price Adjustments – Well-presented, accurately priced homes are still selling fast, while overpriced properties are sitting longer.

2️⃣ Neighbourhood Trends

Ocean Park / Crescent Beach

• Vibe: High demand for ocean-view properties and character homes.

• Forecast: Prices likely to hold steady as inventory remains limited.

• Average Price (Detached): $1,846,800

Morgan Creek

• Vibe: Luxury buyers seeking golf course properties and custom builds.

• Forecast: Expect modest appreciation due to limited high-end supply.

• Average Price (Detached): $1,846,800

Grandview Surrey

• Vibe: Newer homes, modern townhouses, and strong family appeal.

• Forecast: Townhouse and condo sales expected to rise as affordability draws younger buyers.

• Average Price (Townhouse): $935,000

White Rock

• Vibe: Downsizers and lifestyle buyers chasing walkable, oceanfront living.

• Forecast: Strong condo activity heading into fall, driven by empty-nesters and retirees.

• Average Price (Condo): $589,300

3️⃣ Buyer & Seller Tips for Fall 2025

For Buyers:

• Get pre-approved now — interest rate certainty is giving you stronger negotiating power.

• Focus on properties that have been on the market for 30+ days; there may be room to negotiate.

For Sellers:

• Stage your home and price strategically — move-in ready properties are attracting multiple offers.

• Use professional marketing (photos, video, targeted ads) to stand out in a busier market.

4️⃣ How Tyler Waldron PREC Can Help You Win This Fall

As a Top 10% Royal LePage agent nationally, I combine data-driven strategy with deep local knowledge to help you:

• Identify high-potential properties in your price range

• Sell faster with customized marketing campaigns

• Navigate school catchments, neighbourhood trends, and timing strategies

📞 Let’s talk — whether you’re looking to make a move this fall or plan for 2026, I can help you position yourself for success.

By Tyler Waldron PREC – Your Local Real Estate Expert

South Surrey and White Rock offer a mix of seaside charm, luxury living, and family-friendly communities. Whether you’re after oceanfront views, golf course luxury, or a vibrant urban vibe, there’s a neighbourhood for you.

Here’s a breakdown of the top areas, including lifestyle highlights, market stats, amenities, and schools.

Ocean Park / Crescent Beach

Vibe: Relaxed coastal living, tree-lined streets, heritage charm, and a tight-knit community feel. Popular with families and retirees who want walkable access to the water.

Lifestyle & Amenities:

• Stroll along Crescent Beach, kayak in the bay, or picnic at Blackie Spit Park.

• Boutique shops, coffee houses, and local dining along 128th Street.

• Annual events like the Crescent Beach Concours d’Elegance car show.

Market Snapshot (June 2025)

• Detached: $1,846,800

• Townhouse: $935,000

• Condo: $589,300

Schools:

• Ocean Cliff Elementary, Crescent Park Elementary (French Immersion)

• Elgin Park Secondary (AP & arts programs)

Morgan Creek

Vibe: Upscale, golf course community known for large custom homes, manicured lawns, and quiet prestige.

Lifestyle & Amenities:

• Morgan Creek Golf Course – championship-level greens and fine dining.

• Close to Morgan Crossing and Grandview Corners shopping districts.

• Easy access to Hwy 99 for commuters.

Market Snapshot (June 2025)

• Detached: $1,846,800

• Townhouse: $935,000

• Condo: $589,300

Schools:

• Morgan Elementary, Rosemary Heights Elementary

• Grandview Heights Secondary

Grandview Surrey

Vibe: Fast-growing, modern, and family-focused with new homes, parks, and schools.

Lifestyle & Amenities:

• Grandview Heights Aquatic Centre – Olympic-size pool, fitness centre, and sports courts.

• Grandview Corners & Morgan Crossing – major shopping hubs with restaurants, gyms, and retail.

• Numerous new parks and trails perfect for young families.

Market Snapshot (June 2025)

• Detached: $1,846,800

• Townhouse: $935,000

• Condo: $589,300

Schools:

• Pacific Heights Elementary, Edgewood Elementary

• Grandview Heights Secondary (modern facilities, AP programs)

White Rock

Vibe: Lively seaside city with arts, culture, and ocean views. Appeals to downsizers, retirees, and professionals wanting a walkable, scenic lifestyle.

Lifestyle & Amenities:

• Iconic White Rock Pier and Marine Drive restaurants.

• Summer festivals and waterfront markets.

• Access to Semiahmoo Bay for paddleboarding, sailing, and beach walks.

Market Snapshot (June 2025)

• Detached: $1,846,800

• Townhouse: $935,000

• Condo: $589,300

Schools:

• White Rock Elementary, Peace Arch Elementary (French Immersion)

• Semiahmoo Secondary (IB program, strong music & theatre)

How Tyler Waldron PREC Can Help You Choose

Buying a home here isn’t just about square footage — it’s about matching your lifestyle, commute, and school preferences with the perfect neighbourhood.

As a Top 10% Royal LePage agent nationally, I offer:

• Local insight into hidden neighbourhood gems

• Detailed market stats by community

• Guidance on school catchments & property values

• Negotiation strategies that help my clients secure the right home at the right price

Whether you’re upsizing, downsizing, or relocating, I’ll guide you through every step so you can enjoy the best of South Surrey and White Rock living.

How to Choose the Best School in South Surrey & White Rock (2025 Guide)

As back-to-school season approaches, many families in South Surrey and White Rock are making one of the biggest decisions for their children’s future: choosing the right school. Whether you’ve just moved to the area or are considering a change, this guide will help you navigate your options — from public to private, French Immersion to IB, and everything in between.

Quick Tools to Get Started

• Find Your Catchment – Surrey Schools Locator
• Surrey Schools Registration Info

Public Secondary Schools (Grades 8–12)

Semiahmoo Secondary – Search Homes in Semiahmoo Catchment

• Signature Program: IB Diploma Programme (Grades 11–12)
• Extras: Strong music program (concert & jazz bands), leadership, robotics, Model UN
• Why Pick It: University-focused students wanting IB + large extracurricular selection

Earl Marriott Secondary – Search Homes in Earl Marriott Catchment

• Programs: French Immersion (Grades 8–12), AP courses (Psych, Calc AB, Stats), trades co-op
• Why Pick It: Continue French Immersion to graduation or explore trades/academic balance

Elgin Park Secondary – Search Homes in Elgin Park Catchment

• Programs: AP courses, integrated humanities/science co-op, strong athletics & arts
• Why Pick It: Balanced academics and extracurriculars

Grandview Heights Secondary – Search Homes in Grandview Heights Catchment

• Highlights: Newest South Surrey high school; modern theatre, dance studio, weight room
• Why Pick It: Modern facilities and growing programs

Public Elementary Schools (K–7)

École Laronde – Search Homes in École Laronde Catchment

• Program: Early French Immersion (K–7) — full immersion in early grades
• Pathway: Flows into Earl Marriott FI program

Other great local elementary options include:

• Ray Shepherd Elementary – Search Ray Shepherd Area Homes
• Crescent Park Elementary – Search Crescent Beach Area Homes
• Morgan Elementary – Search Morgan Creek Area Homes
• Rosemary Heights Elementary – Search Rosemary Heights Homes
• White Rock Elementary – Search White Rock Homes

Independent & Faith-Based Schools

Southridge School – Search Homes Near Southridge

• Programs: IB PYP & MYP (Junior), AP in Senior School
• Why Pick It: Small classes, balanced academics, arts, and athletics

White Rock Christian Academy – Search Homes Near WRCA

• Programs: Full IB Continuum (PYP, MYP, DP) in a Christian environment
• Why Pick It: Faith-based IB education on one campus

Star of the Sea Catholic School – Search Homes Near Star of the Sea

• Programs: Catholic K–7 academics, strong community, partner high schools nearby

Specialty Programs Overview

• International Baccalaureate (IB): Semiahmoo Secondary, Southridge, WRCA
• French Immersion: École Laronde → Earl Marriott
• Advanced Placement (AP): Elgin Park, Earl Marriott, Southridge

Preschools & Early Learning

Search licensed preschools and child care here:

• BC Child Care Map
• Fraser Health Licensed Child Care

Choosing the Right School Checklist

1. Define your priorities (academics, language, faith, extracurriculars)
2. Check your address in the Surrey Schools Locator
3. Visit schools in person or during open houses
4. Talk to local parents & community groups
5. Plan for the full K–12 pathway

Thinking of moving for a specific school catchment? I can help you find a home in the exact school zone you want so your family is ready for next year.

Meta Description: Find the best schools in South Surrey & White Rock for 2025 — public, private, French Immersion, IB, AP, and faith-based options with catchment links.