**Market conditions: more opportunities for buyers**

The Fraser Valley real estate market has softened through mid‑2025. A July news release from the Fraser Valley Real Estate Board notes that economic uncertainty is the key factor weighing on buyer decisions as sales remain mostly unchanged despite abundant inventory and lower prices. The board recorded about 1,195 sales in June, roughly one percent higher than May but nine percent lower than June 2024 and 33 percent below the 10‑year average. Active listings approached 11,000—about 30 percent higher than a year ago—and the sales‑to‑active‑listings ratio was roughly 11 percent, indicating a buyer’s market.

For buyers, this means there are more homes to choose from and greater negotiating power. Benchmark prices in White Rock / South Surrey illustrate the downward trend. June’s benchmark price for a detached house was around $1.85 million, down 6.4 percent from a year earlier. Townhomes averaged about $935,000 and apartments about $589,300. Detached house sales jumped 40 percent from May, while condo sales slipped slightly.

Local market experts expect these buyer‑friendly conditions to persist into the second half of 2025. With high interest rates, sluggish sales and rising inventory pushing prices down, buyers can take their time. Forecasts suggest home prices could decline another 2‑4 percent by year‑end. Inventory is projected to keep rising and interest rates are expected to fall slowly, so sellers need to price competitively and prepare their homes carefully.

**What this means for sellers**

In a slower market, sellers need to stand out. Price your property based on recent sold data rather than current asking prices, and invest in staging, professional photos and small improvements to make your home shine. Flexibility is also key—restricting showing times or refusing reasonable offers may drive buyers to other listings. Offering incentives like covering closing costs or including appliances can help attract cautious buyers. Most importantly, work with a hyper‑local real‑estate professional who understands neighbourhood trends and buyer expectations.

**Lifestyle highlights: why people love South Surrey & White Rock**

Even with a cooler market, South Surrey and White Rock remain some of the Lower Mainland’s most desirable communities. Here are just a few reasons why:

• **Community and lifestyle.** South Surrey and White Rock offer a relaxed, family‑oriented lifestyle with a strong sense of community. Local events like the White Rock Farmers Market, community yoga sessions and summer concerts foster connection. Neighbourhoods like Morgan Creek and Ocean Park are known for excellent schools, parks and community centres.

• **Top‑tier schools.** Families can choose from highly regarded public and private schools. Semiahmoo Secondary and Southridge School provide strong academic and extracurricular programs, while Bayside Elementary and Earl Marriott Secondary are popular in South Surrey.

• **Dining and shopping.** Foodies enjoy everything from cozy cafés to upscale dining. Retail hubs like Morgan Crossing and Grandview Corners offer boutique shopping, while Five Corners and White Rock’s Marine Drive are lined with restaurants and cafés.

• **Beaches, parks and outdoor activities.** The area is famous for its beaches—White Rock Beach and Crescent Beach provide sandy shores, scenic piers and walking trails. Residents can also hike or bike through Sunnyside Acres Urban Forest, explore Elgin Heritage Park and enjoy sports fields and trails at South Surrey Athletic Park. The region’s parks and urban wilderness offer more than 20 trails and green spaces for walking, cycling and bird‑watching.

• **Arts, culture and events.** Year‑round events include the White Rock Sea Festival, outdoor concerts and holiday light displays. Cultural venues like the White Rock Players’ Club and the Surrey Arts Centre host theatre, music and art.

• **Convenient location.** South Surrey and White Rock sit just 45 minutes from downtown Vancouver and minutes from the U.S. border; the South Surrey Park & Ride makes commuting easy.

**South Surrey vs. White Rock: two distinct vibes**

Although they share a border, South Surrey and White Rock feel quite different. White Rock epitomises coastal living with its iconic Marine Drive, pier and beach lifestyle. South Surrey, by contrast, blends beaches with expansive parks like Sunnyside Acres and Crescent Beach and offers a balanced mix of nature and recreation—ideal for families and outdoor enthusiasts. South Surrey’s neighbourhoods are spacious and tranquil, while White Rock has a lively, artsy vibe that draws tourists in summer.

Shopping and amenities also differ. South Surrey has major retail centres like Morgan Crossing and Grandview Corners and is designed for walkability, whereas White Rock relies more on South Surrey for shopping and amenities. Demographics reflect these differences: White Rock skews older and attracts retirees, while South Surrey is family‑oriented with larger lots and more affordable housing. South Surrey also has more schools and better transit access, making it more commuter friendly.

**Why invest in South Surrey & White Rock now**

Even with moderating prices, the long‑term fundamentals of South Surrey and White Rock remain strong. Beautiful beaches, abundant parks, quality schools and diverse housing options mean demand for homes here endures. Current market conditions offer buyers more choice and leverage, and forecasts suggest that prices may soften slightly before stabilising. For sellers, partnering with an experienced local Realtor and preparing your home properly can make a big difference.

Whether you’re looking for a beachfront condo in White Rock, a family home near top schools in South Surrey or a luxury property in Morgan Creek, the peninsula offers a lifestyle that’s hard to match. If you’re considering a move, get in touch today to discuss current opportunities and strategies for buying or selling in this dynamic market.