We’re halfway through September, and the Fraser Valley Real Estate Board (FVREB) stats are giving us an early look at how the month is shaping up compared to both last month and this time last year. Let’s break it down.

📊 The Numbers

• September 2025 (to Sept 18 – 13 of 20 working days)

  • Active Listings: 2,369

  • Sales: 612

  • Absorption Rate: 25.8%

• August 2025 (full month)

  • Active Listings: 2,032

  • Sales: 632

  • Absorption Rate: 31.1%

• September 2024 (full month)

  • Active Listings: 2,450

  • Sales: 654

  • Absorption Rate: 26.7%

📈 September vs. August 2025

• Inventory Growth: Listings jumped from 2,032 in August to 2,369 mid-September — that’s a 16.6% increase in available homes.

• Sales Pace: August finished with 632 sales. We’re already at 612 sales in just 13 working days this month. If the pace continues, we could see 900–950 sales by month’s end, which would be a major increase.

• Absorption: On paper, absorption looks lower mid-September (25.8% vs. 31.1%). But since we’re only halfway through the month, that number is likely to climb. If sales land near 900 with inventory around 2,400–2,500, September could end in the 36–38% range — noticeably stronger than August.

Takeaway: More homes on the market, but sales are keeping up and could even surpass August’s performance.

📉 September 2025 vs. September 2024

• Inventory Levels: Very similar — 2,450 listings last year vs. 2,369 now.

• Sales Volume: Last September finished with 654 sales. This September is already at 612 mid-month. On pace, we could close around 900–950 — a 40–45% increase year-over-year.

• Absorption Rate: Last year September ended at 26.7%. If this month finishes as projected (36–38%), it would mark a much stronger demand picture than last year.

Takeaway: Year-over-year, this September looks significantly more active, with buyers writing more offers and absorbing inventory faster.

🔎 What the Trend Shows

• Inventory is climbing compared to August, giving buyers more choice.

• Sales are accelerating, not slowing, which points to stronger demand than both last month and last year.

• Absorption is on track to finish well above August 2025 and September 2024, showing that more of the available homes are being sold.

Put simply: September 2025 isn’t just holding steady — it’s trending hotter than both recent history and last year.

💡 Why This Matters

• If you’re selling, it means there are more buyers in play than last year and they’re actively making moves.

• If you’re buying, you’ll find more inventory than August, but you’ll also be competing with more buyers — meaning the best homes are still moving quickly.

☕ Curious about how these trends affect your specific neighbourhood in South Surrey, White Rock, or Langley? Let’s sit down for a coffee and review the numbers together.

📩 [email protected] | ☎️ 778-222-6975

Mondays aren’t just the start of a new week—they’re one of the most important days in real estate. Whether you’re selling your South Surrey home or buying a White Rock condo, the conversations and decisions made today can shape your results for the rest of the week.

For Sellers: Setting the Tone Early

On the listing side, Mondays are a crucial follow-up day. This is when your Realtor reconnects with anyone who came through showings or open houses over the weekend. It’s also the perfect time to call other agents with comparable properties nearby to see how their activity has been.

Why does this matter? If your home saw slower traffic, but a similar property in White Rock or South Surrey had steady interest and is priced more competitively, that’s a strong signal it may be time to adjust your pricing strategy. Mondays give sellers an early opportunity to read the market and react quickly before another weekend of showings rolls around.

For Buyers: Acting While the Market Reacts

If you toured open houses in South Surrey or White Rock over the weekend and found a home you liked, Monday can be a very strategic time to act. Sellers often come out of an open house weekend with mixed emotions—if the property was busy but no offers came in, they may be feeling uncertain.

Coming in with a well-prepared offer on Monday positions you as a serious buyer. You’re striking while the home is still fresh in the seller’s mind, and you may even be able to negotiate more favorably if the weekend didn’t produce serious offers.

The Bottom Line

In the Fraser Valley real estate market, timing is just as important as price. Mondays give both buyers and sellers a unique advantage—whether that means following up, adjusting your strategy, or moving quickly on an opportunity.

If you’re thinking about buying or selling in South Surrey or White Rock, let’s grab a coffee this week. Together we’ll build a plan that works for today’s market and gets you moving confidently toward your next chapter.

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

1. Get Pre-Approved. Know your exact buying power so you can act fast.

2. Market Education Tours. I’ll take you through multiple property types and neighbourhoods so you can confidently recognize value when you see it.

3. 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

1. Price Sharp. Position your home where it attracts attention right away.

2. Adjust Quickly. If showings are slow, don’t wait months to correct the price.

3. 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.

4. 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.

Quick Definition (Plain English)

Market Education is a no-pressure, guided tour of homes that fit your budget and lifestyle—across multiple product types and neighbourhoods—so you can learn the market while I learn you. It looks like a showing, but there’s no expectation to write. The goal: clarity, not commitment.

Who It’s For

• First-time buyers figuring out condo vs townhouse vs small detached.

• Move-up buyers weighing yard + privacy vs newer finishes + amenities.

• Downsizers comparing maintenance-light living vs view properties.

• Anyone pre-approved but unsure how to deploy their budget for the best fit.

Real scenario: You’re approved for a smaller single-family home or a newer, nicer townhouse at the same price point. Market Education lets you feel both paths—so when you do write, you’re certain it’s the right one.

What We Cover (and Why It Matters)

1. Product Types:

   • Condos: walkability, elevators, concrete vs wood-frame, strata fees, amenities, noise transfer, parking/storage.

   • Townhomes: 3-bed layouts, garages, yards vs patios, strata rules (pets/rentals), fee levels, complex age/CRF health.

   • Detached homes: lot size, privacy, renovation horizons, secondary suite potential, parking, street character.

2. Neighbourhoods (South Surrey / White Rock):

   • Ocean Park: Mature trees, coastal vibe, village cafés. Mix of older ranchers, split-levels, and custom builds. Access to 1001 Steps, shoreline paths, and Crescent Beach nearby. Great if you value a quiet, seaside feel and community charm.

   • Morgan Creek: Golf-course community feel, executive detached homes, some quality townhomes. Quick Hwy 99 access. Excellent if you want polished streetscapes and a “suburban-elegant” vibe.

   • Grandview / Morgan Heights: Newer inventory across condo/townhome/detached, close to Grandview Corners / Morgan Crossing shopping and Aquatic Centre. Ideal for newer builds, convenience, and family amenities.

   • Elgin / Chantrell: Estate-style lots, privacy, green corridors. Suits buyers prioritizing space, quiet streets, and long-term hold value.

   • Sunnyside / Semiahmoo area: Mix of older ranchers on wider lots and updated homes; parks and schools nearby. Great for single-level living and renovation potential.

   • Crescent Beach: Character homes, narrow streets, steps to the ocean, village energy. Perfect for lifestyle-first buyers who love daily shoreline walks.

   • Pacific Douglas (Summerfield) / South Meridian: Family-friendly detached with modern layouts; quick highway/border access. Good for commuters seeking newer houses at relative value.

   • White Rock – West Beach/East Beach/Uptown:

     • West/East Beach: Ocean views, promenade, pier energy; condos (older walk-ups to newer concrete), hillside streets (think stairs/grades).

     • Uptown/City Centre: Walkability to shops, services, transit; a broad condo mix. Excellent for downsizers and investors focused on convenience.

3. Your Lived Experience Factors:
   Commute times, school catchments, parks, dog-walking routes, noise, light/privacy, parking, strata culture, and resale appeal.

How a Typical Market Education Tour Works

Duration: 2–3 hours (can do half-day deep dives).

1. 10–15 min game plan at a café: confirm priorities, deal-breakers, and “must-feel” items (light, layout, street vibe).

2. Product-type contrast loop (example route below).

3. Neighbourhood immersion: drive key streets, stop at parks, retail nodes, school areas.

4. Debrief: rank each stop (1–5) on Fit, Value, Compromise; identify a “winner” path to refine next steps.

Sample Loop A: Smaller Detached vs Nicer Townhouse

• Morgan Creek (detached): yard/privacy, garage, street character.

• Grandview/Morgan Heights (townhomes): newer finishes, amenities, lower maintenance; compare strata fees vs yard trade-off.

• Ocean Park (detached): older but charming homes; lifestyle and community feel.

• White Rock Uptown (townhomes/condos): walkability vs space—how much do you value footsteps-to-everything?

Sample Loop B: View Condo vs Larger Townhome (Same Budget)

• White Rock East/West Beach (view condos): lifestyle, stairs/grades, visitor parking, elevator age.

• Grandview/Morgan Heights (townhomes): space, garage, family amenities; resale velocity in popular complexes.

• Sunnyside / Semiahmoo (older rancher): single-level living vs renovation investment—does this path still tempt you?

What We Measure (So You Can Compare Apples to Apples)

• Value Benchmarks: price-per-sq-ft for strata homes; land-value vs improvement value for detached; days on market; list-to-sold patterns; micro-pocket comps.

• Carrying Costs: mortgage payment range, strata fees, property tax, insurance; likely maintenance/renovation cadence.

• Strata Health (for condos/townhomes): age of building, contingency reserve fund (CRF), known projects, bylaws (pets, rentals, EV readiness), warranty (2-5-10 on newer builds).

• Fit Factors: light (orientation), noise (roads/rails/air), privacy lines, parking usability (full-size trucks/SUVs), storage, outdoor space, accessibility (stairs/elevators).

• Future You: school catchment alignment, planned area growth, resale appeal to the next buyer (we’re always thinking one buyer ahead).

The Single-Family vs Townhouse Decision (How We De-Risk It)

We’ll test both in real life.

• Smaller Single-Family: yard, privacy, parking for toys, future suite potential; higher personal maintenance, potential renovations.

• Nicer/Newer Townhouse: modern kitchens/baths, attached garage, lower yard work, community amenities; strata rules/fees to understand.

Outcome: By seeing both on the same day, you’ll feel the trade-offs. That’s how you get certainty—so when a perfect fit lists on Thursday, you’re ready to write Friday without second-guessing.

After the Tour: The Debrief That Creates Certainty

• Rank top 3 homes on Fit / Value / Compromise.

• Decide on the path (e.g., “newer TH in Grandview” vs “character SFH in Ocean Park”).

• I refine an Offer-Readiness Checklist (financing docs, inspection options, subject strategy, possession targets).

• If/when “the one” appears, you’re not learning on the fly—you’re executing a plan.

FAQs I Get All the Time

“Do we ever write on a Market Education day?”
Only if you insist—it’s designed to be stress-free. Most clients prefer a clean separation: learn first, then act decisively later.

“What if I change my mind mid-tour?”
Great—that’s the point. We pivot the route to test the new hypothesis (e.g., add White Rock Uptown condos if walkability suddenly ranks #1).

“How many tours do people need?”
Often 1–2 focused loops are enough for a clear direction. Some clients love a third deep dive to validate the final path.

Why This Works

Because certainty beats speed. When you’ve touched different homes in South Surrey & White Rock—from Ocean Park to Morgan Creek to Grandview to White Rock Beach—you’ll know what good looks like for you. Then, when it’s time to write, you move fast and feel right.

Let’s Explore Together (Coffee’s On Me)

I’m Tyler Waldron, Real Estate Advisor with Engel & Völkers Ocean Park. Market Education is the foundation of my process because informed clients make the best decisions.

Ready to tour South Surrey & White Rock like a pro?
Come in for a coffee and a no-pressure consultation. We’ll map your budget to the right product type and neighbourhoods, build a custom tour, and make sure that when you do write an offer, you’re 100% confident it’s the right one.

Why Visit South Surrey & White Rock in the Fall?

Fall in South Surrey and White Rock is a season of crisp air, colourful leaves, and quieter beaches. The bustling summer crowds fade, leaving locals and visitors free to explore trails, markets, and community events at a relaxed pace. Whether you’re after family-friendly outings, romantic date ideas, or solo escapes into nature, fall brings out the best of the area.

Top Fall Activities in South Surrey & White Rock

1. Explore Scenic Trails and Parks

South Surrey offers some of the best outdoor spots for autumn walks. Crescent Beach is perfect for a peaceful shoreline stroll, while Serpentine Fen is a bird-watcher’s paradise during migration season. Bear Creek Park and Darts Hill Garden Park showcase brilliant fall colours, making them ideal for photos or a quiet afternoon in nature.

2. Visit Local Beaches in a Different Light

Even in the cooler months, White Rock’s beaches remain magical. Walk along the pier at sunset, collect seashells, or explore tide pools at low tide. With fewer visitors, the shoreline feels calm and serene—ideal for anyone craving a coastal escape.

3. Family Fun at Pumpkin Patches

Pumpkin picking is a fall tradition, and South Surrey’s nearby farms deliver the full experience. Enjoy hayrides, corn mazes, and hot apple cider while you choose the perfect pumpkin for carving or baking. It’s one of the best fall activities in South Surrey for families with kids.

4. Fall Markets & Cultural Events

White Rock and South Surrey celebrate autumn with seasonal markets and art festivals. Browse fresh produce, handmade crafts, and locally roasted coffee, or spend an afternoon enjoying live music and community events. Fall is also an excellent time to explore local galleries and cultural centres.

5. Cozy Indoor Fall Activities

On rainy days, South Surrey and White Rock have plenty of indoor options. Relax at a cozy coffee shop, try a new local restaurant, or spend time browsing art galleries and libraries. The slower fall rhythm makes it easy to unwind.

Spotlight: Fall in Ocean Park

Ocean Park, a charming seaside neighbourhood in South Surrey, shines in the autumn months.

• Ocean Park Shoreline Walks: Trails leading down to the beach offer stunning fall views and peaceful escapes by the water.

• Ocean Park Village: With its local cafés, boutiques, and shops, the village is perfect for a fall afternoon of browsing and warm drinks.

• Community Spirit: Seasonal celebrations, including Halloween parades and neighbourhood events, highlight Ocean Park’s close-knit feel.

• Hidden Trails: Staircases and bluff trails, such as the popular 1001 Steps, give you access to quieter stretches of beach where you can enjoy the crisp air and fall foliage.

For anyone searching for Ocean Park fall activities, this neighbourhood is a must-visit.

Tips for Making the Most of Fall Activities

• Dress in layers: The weather shifts quickly from cool mornings to warmer afternoons.

• Wear waterproof shoes: Trails and beaches can be damp and slippery.

• Plan around sunset: Golden hour in White Rock and Crescent Beach is spectacular in autumn.

• Check community calendars: Many harvest fairs and fall markets are weekend-only.

• Have a rainy-day backup plan: Keep an indoor activity in mind so your plans never get washed out.

Ready to Learn More About Local Neighbourhoods?

Exploring South Surrey, White Rock, and Ocean Park in the fall is the perfect way to experience the lifestyle that makes this area so desirable. If you’d like to go deeper and learn more about the neighbourhoods, schools, and market trends, I’d love to connect.

I’m Tyler Waldron, Real Estate Advisor with Engel & Völkers Ocean Park. Come by for a coffee and a no-pressure consultation—I’ll walk you through the community highlights and help you plan your next move with confidence.

When you’re buying or selling a home in British Columbia, you’ll often hear the term “subjects” come up in an offer. For many people, it’s one of the most important—yet least understood—parts of a real estate contract.

If you’re searching for a home in South Surrey or White Rock, knowing what subjects are and which ones are common locally can give you a huge advantage in the process.

What Are “Subjects” in a Real Estate Offer?

In simple terms, subjects are conditions written into an offer that must be met before the deal becomes legally binding.

• Buyer protection: Subjects give you time to do your due diligence—checking financing, reviewing strata documents, or completing inspections.

• Deadline: Each subject comes with a removal date. By this date, you must either satisfy the subject or remove it.

• If unmet: If a subject isn’t satisfied, the buyer can typically walk away without penalty.

Think of subjects as your safety net. They allow you to make an offer while still confirming that the property truly works for you.

Common Subjects in BC Real Estate

While every transaction is unique, here are the subjects you’ll most often see:

• Financing / Mortgage Approval – Ensures the buyer secures lending before the deal is firm.

• Home Inspection – Gives buyers the right to have the property inspected and walk away if serious issues are discovered.

• Strata Document Review – Essential for condos and townhomes; covers bylaws, depreciation reports, financials, and meeting minutes.

• Title Search – Confirms the seller has clear ownership and identifies any charges or easements.

• Lawyer Review – Allows a legal professional to review the contract and supporting documents.

• Sale of Buyer’s Home – Less common in competitive markets, but sometimes necessary if the buyer must sell before buying.

Subjects You’ll Commonly See in South Surrey & White Rock

Because of the unique mix of homes and the coastal environment, certain subjects come up frequently in this market:

1. Strata Document Review

Condos and townhomes are popular in White Rock and South Surrey. Buyers want to carefully review strata minutes, bylaws, budgets, and contingency reserve funds to avoid unexpected levies or rule restrictions.

2. Home Inspections with Coastal Focus

With salt air, heavy rains, and older housing stock in some neighbourhoods, inspections often focus on roofs, windows, siding, and drainage. Moisture and maintenance are top concerns in this seaside market.

3. Flooding & Drainage Considerations

Homes near White Rock Beach or low-lying areas of South Surrey can face unique drainage or water-related issues. Buyers sometimes add conditions to investigate flood risks or insurance.

4. Zoning & Renovation Potential

In neighbourhoods like Ocean Park or Crescent Beach, zoning bylaws and renovation restrictions are especially relevant. Buyers often include subjects to confirm they can complete future renovations or additions.

5. Special Levies in Strata Buildings

Many local strata complexes are older and may require building envelope work, balcony repairs, or major upgrades. Buyers often insert subjects tied to reviewing AGM minutes and upcoming levy discussions.

6. Financing in Higher-Price Markets

With detached homes often reaching multi-million-dollar price points, financing subjects are common even for well-qualified buyers. This gives extra time for lender approval and appraisal.

Why Subjects Matter

Imagine making an offer on a White Rock condo without a strata document review subject. After your offer is accepted, you discover the building is planning a $20,000 special levy for repairs. Without that subject, you’d be on the hook.

The right subjects give you the flexibility to protect your investment, negotiate repairs or credits, or walk away entirely.

Tips for Buyers & Sellers

• Buyers: Always include subjects that protect your biggest concerns—whether that’s financing, inspection, or strata health.

• Sellers: Understand that subjects don’t mean a deal is dead. They give buyers confidence, which can make them more willing to write strong offers.

• Work with professionals: A trusted REALTOR®, inspector, lawyer, and mortgage broker ensure subjects are handled properly and deadlines are met.

Final Thoughts

In South Surrey and White Rock, subjects aren’t just paperwork—they’re your safety net. Whether it’s confirming financing, inspecting for coastal wear-and-tear, or reviewing strata bylaws, subjects make sure you know exactly what you’re buying.

Buying or selling in this area? Let’s sit down and map out a strategy that ensures your offer is both competitive and protected.