The fall real estate season is here, and South Surrey and White Rock are experiencing some fascinating shifts. With interest rates easing, inventory levels rising, and buyer and seller strategies changing, this season brings both challenges and opportunities.
If you’re thinking about making a move, here’s a deep dive into what’s really happening — and how to position yourself to win.
1. Interest Rates: Will the Drop Be Enough?
Where We’re At
On September 17, 2025, the Bank of Canada lowered its key policy rate to 2.50% — the first cut since March. This was a long-anticipated move as inflation cooled and economic growth steadied.
What It Means for Buyers
Immediate relief for variable-rate holders. Mortgage payments for those on variable terms just got lighter.
Fixed rates may trend lower. Lenders often adjust fixed products slowly, but we’re already seeing some easing.
Improved affordability. Even a small cut can expand borrowing power by tens of thousands of dollars, which matters in markets like White Rock and South Surrey.
What It Means for Sellers
Renewed demand. Lower rates can bring buyers back into the market who had previously been priced out.
Confidence boost. Many buyers interpret a rate cut as a signal of stability, which translates into more activity.
Reality Check
One cut won’t create a frenzy. Affordability is still tighter than in the ultra-low-rate days of 2020–2021. Think of this as the first step in a longer trend toward balance.
2. Inventory: More Choice, More Competition
What We’re Seeing Locally
This fall, South Surrey and White Rock are seeing higher active inventory across all product types:
Townhomes: Hot spots like Grandview Heights and Morgan Creek continue to attract families and downsizers.
Condos: White Rock’s condo market is appealing to retirees, first-time buyers, and investors alike.
Detached Homes: From Rosemary Heights family homes to ocean-view estates, selection is broad but competition is fierce.
For Buyers
More options. You’re not forced into bidding wars as often, and you can shop across different product types.
Stronger negotiating power. More listings mean you can secure better terms — subjects, inspection allowances, or even price reductions.
For Sellers
More competition. Buyers can compare your home to several others in the same neighbourhood.
Pricing matters more than ever. Homes that are even slightly overpriced are being passed over.
Presentation is key. Professional photos, staging, and strategic marketing help your home stand out in a crowded field.
3. The Fall Market for Buyers: How to Succeed
Opportunities
Serious sellers motivated to close before year-end.
Less competition than spring’s busy season.
A chance to secure favourable terms with the right strategy.
How to Take Advantage
Get Pre-Approved. Know your exact buying power so you can act fast.
Market Education Tours. I’ll take you through multiple property types and neighbourhoods so you can confidently recognize value when you see it.
Be Ready to Pounce. Great homes at sharp prices don’t last. When the right one comes, hesitation can cost you.
4. The Fall Market for Sellers: How to Succeed
Challenges
Buyers are picky, with more listings to choose from.
Overpricing means sitting on the market.
Today’s buyers expect move-in ready homes.
How to Take Advantage
Price Sharp. Position your home where it attracts attention right away.
Adjust Quickly. If showings are slow, don’t wait months to correct the price.
Work With an Advisor. The right agent will walk you through necessary repairs, updates, and home improvements — from handyman fixes to staging — so your property shines in today’s market.
Market Aggressively. A professional digital campaign (photos, video, social, open houses) is essential in White Rock and South Surrey.
5. Buying and Selling in the Same Market: The Double-Edged Sword
One of the biggest questions I get is: “If I sell lower than I would have last year, am I losing out?”
Here’s the Truth
Yes, you’ll sell for less than peak 2022 pricing.
But you’ll also buy your next property for less.
This often benefits move-up buyers the most:
If your home’s value is down $100,000, the larger home you’re buying may be down $150,000–$200,000. Net gain: you’ve come out ahead.
For downsizers, the equation works too:
Sell your larger home for slightly less, but also pay less for the condo or townhouse you’re moving into, leaving more equity in your pocket.
Key Strategy
Think of real estate as a trade. It’s less about what you “lost” from the peak and more about what you gain in the move you’re making today.
The Bottom Line
The fall 2025 market in South Surrey and White Rock is defined by lower rates, higher inventory, and a shift toward balance.
Interest rates are easing, but the market won’t overheat overnight.
Inventory is giving buyers more choice, which means sellers need to be sharper in pricing and presentation.
Buyers who come prepared with pre-approvals and market education will capture opportunities.
Sellers who price competitively, make smart improvements, and work with the right advisor will connect with serious buyers.
Move-up and move-down buyers can win by recognizing that discounts apply on both sides of the trade.
Let’s Talk Over Coffee ☕
Every situation is unique. Whether you’re buying, selling, or both, the best next step is a personalized conversation. Let’s sit down for a coffee in South Surrey or White Rock and go over your goals, your numbers, and a strategy that works for you.
📲 Send me a message today, and let’s put a plan together.