Fraser Valley Real Estate Market Update: February 2025

Your Local Look at Surrey, South Surrey/White Rock, Cloverdale, and Langley

With February behind us, it’s time to break down the latest numbers and trends from the Fraser Valley real estate market—and there’s a lot to unpack. Whether you're a buyer, seller, or simply keeping tabs on your neighbourhood, this post brings you the highlights in an engaging, easy-to-understand format.

The Headlines: A Market Leaning Towards Buyers

The Fraser Valley housing market is shifting gears. For the first time in four months, sales ticked up slightly (up 13% over January), but year-over-year numbers are still down significantly. Inventory is high, prices are softening, and buyers are taking their time.

• 920 total sales in February

• 3,121 new listings

• 8,070 active listings (up 45% compared to Feb 2024!)

• Sales-to-active listings ratio: 11%

With a ratio below 12%, we are officially in buyer’s market territory, giving those shopping for homes more choice, leverage, and negotiation power.

What Does This Mean for Buyers?

If you’re house hunting right now in Surrey, Langley, or South Surrey, you’re in a prime position. Homes are taking an average of 32 to 39 days to sell, and prices are steady or declining depending on the property type and area. This gives buyers more breathing room to make decisions without the pressure we saw during previous hot markets.

What Sellers Need to Know

If you’re thinking of selling, it’s crucial to price your home strategically and ensure your property shows well. Buyers have options right now. Homes that are clean, staged, and priced right are still selling—but gone are the days of multiple offers within 48 hours (at least for now).

Let’s Zoom In: Surrey, Cloverdale, Langley & South Surrey/White Rock

We specialize in these areas, and here’s what the February 2025 stats are telling us:

🏠 Surrey (All Areas Combined)

• Detached benchmark price: $1,622,200 (up 0.9% from Jan)

• Townhomes: $842,700 (down 1.0%)

• Apartments: $525,700 (down 0.2%)

• Sales activity: Detached sales dropped 32% year-over-year, while condo sales dropped 36%

Despite the drops, prices in Surrey have remained fairly resilient month-over-month. The rise in detached home prices may reflect strong demand for single-family properties with more space.

🏡 Cloverdale

• Detached benchmark price: $1,529,200 (up 1.9% from Jan)

• Townhomes: $826,500 (down 1.3%)

• Condos: $582,700 (down 2.2%)

• Active Listings: Way up across the board: detached (+32%), townhomes (+96%), condos (+173%)

With inventory skyrocketing, buyers in Cloverdale have options. While detached homes saw a small price bump, the increase in available listings is a strong indicator that competition among sellers is growing.

🏢 Langley

• Detached benchmark price: $1,617,700 (flat month-over-month)

• Townhomes: $864,500 (unchanged)

• Apartments: $598,500 (down 0.9%)

• Sales: Detached home sales rose 54% compared to January!

Langley continues to attract interest. With a balanced mix of affordability and lifestyle, it’s no surprise we saw a notable uptick in detached home sales.

🏘️ South Surrey/White Rock

• Detached benchmark price: $1,844,400 (down 0.7%)

• Townhomes: $927,500 (down 0.8%)

• Condos: $609,400 (up 1.7%)

• Sales: Detached sales up 11% over January; condos up 32%!

This area continues to attract downsizers, retirees, and luxury buyers. While prices eased slightly for houses and townhomes, condo values are climbing—likely due to a surge in demand for low-maintenance living.

Where Is the Market Heading?

We’re in a season of transition. February’s numbers show a healthy increase in inventory and softening prices, which together point to a more balanced and calm spring market. If interest rates ease later this year as expected, we could see demand rise again.

✨ Key Takeaways:

• Buyers: You have the upper hand—shop smart and negotiate with confidence.

• Sellers: Price matters. Presentation matters. We can help you shine.

• Investors: Rental demand remains strong in Surrey and Langley—ask us about key buildings with great ROI potential.

Thinking of Making a Move?

We’re Greg & Liz Holmes, your local real estate duo with deep roots in Surrey, Cloverdale, Langley, and South Surrey. We love making sense of market data and using it to help you win—whether you're buying your first home or selling your family property.

Have questions? Want to know what your home is worth right now?

Let's chat. No pressure, just local expertise you can count on.

Greg Holmes, Personal Real Estate Corporation
Liz Holmes, REALTOR®
Your Local Fraser Valley REALTORS®
Macdonald Realty
www.holmesteam.ca
@holmesteamgregliz on Instagram
@holmesteam on Facebook
@holmesteamgregliz on TikTok
@theholmesteam on YouTube

Discover the Charm of 14971 76A Avenue, Surrey, BC

Welcome to 14971 76A Avenue, a distinguished property nestled in the heart of Surrey's East Newton neighborhood. This expansive estate offers a unique blend of luxury living and investment potential, making it an ideal choice for discerning homeowners and astute investors alike.

Property Overview

Situated on a generous 1.07-acre lot, this property features a well-appointed 2,073-square-foot home with three bedrooms and three bathrooms. Built in 1978, the residence exudes a timeless charm while offering modern comforts. The expansive lot size presents a rare opportunity for potential development, subject to city approvals, making it a valuable asset for future growth.

Community Insights

East Newton is a vibrant and diverse community known for its family-friendly atmosphere and rich cultural tapestry. Residents enjoy a harmonious blend of suburban tranquility and urban amenities, making it one of Surrey's most sought-after neighborhoods.

Nearby Shops

The property is conveniently located near several shopping centers, offering a variety of retail options. The King's Cross Shopping Centre and Newton Town Centre are both within a short drive, providing access to grocery stores, boutiques, and essential services. For a more extensive shopping experience, the Guildford Town Centre, one of the largest malls in British Columbia, is easily accessible, featuring over 200 stores and dining options.

Schools

Families will appreciate the proximity to reputable educational institutions. The Surrey School District is renowned for its commitment to academic excellence. Nearby schools include:

• Chimney Hill Elementary School: Known for its strong academic programs and community involvement.

• Frank Hurt Secondary School: Offers a range of programs, including Advanced Placement courses and a vibrant arts curriculum.

• Khalsa School: A private institution offering comprehensive programs from kindergarten through grade 12, emphasizing both academic and cultural education.

Parks

Nature enthusiasts will find numerous parks and recreational areas nearby:

• Bear Creek Park: Features walking trails, gardens, and the Bear Creek Train, a favorite among families.

• Newton Athletic Park: Offers sports fields, tennis courts, and picnic areas, catering to a variety of recreational activities.

• Surrey Lake Park: A serene spot for bird watching, fishing, and leisurely walks around the lake.

Transportation

The property boasts excellent connectivity:

• Public Transit: Multiple bus routes service the area, connecting residents to key transit hubs and SkyTrain stations, facilitating easy commutes throughout the Greater Vancouver area.

• Major Highways: Proximity to Highway 10 and the Trans-Canada Highway allows for convenient travel to neighboring cities and downtown Vancouver.

• Air Travel: The Vancouver International Airport is approximately a 40-minute drive, making both domestic and international travel accessible.

Conclusion

14971 76A Avenue offers a unique opportunity to experience the best of Surrey living. With its spacious lot, comfortable residence, and proximity to a wealth of amenities, it presents an unparalleled lifestyle for its future owners. Whether you're seeking a family home with room to grow or an investment with significant potential, this property stands as a testament to quality and possibility.

Embrace the chance to become part of the East Newton community, where convenience meets tranquility, and every amenity is within reach.

Book Your Private Viewing Today!

📞 Call/Text: 778.834.9929
📧 Email: greg@holmesteam.ca
🌍 Visit: https://holmesteam.ca/mylistings.html/listing.r2974400-14971-76a-avenue-surrey-v3s-5p1.104416431

Act fast – homes like this don’t stay on the market long!

Discover Tranquil Living at 26604 13 Avenue, Langley, BC

Welcome to 26604 13 Avenue, a serene retreat nestled in the heart of Aldergrove, Langley. This expansive 4.56-acre property offers a harmonious blend of rural tranquility and modern convenience, making it an ideal sanctuary for those seeking space, privacy, and accessibility.

Property Overview

The property features a spacious 2,576-square-foot home, thoughtfully designed to accommodate a comfortable lifestyle. With three well-appointed bedrooms and two bathrooms, the residence ensures ample space for family living. The interior exudes warmth and functionality, providing a perfect canvas for personalized touches. Large windows throughout the home invite natural light, creating a bright and welcoming atmosphere.

Beyond the main residence, the expansive acreage offers endless possibilities. Whether you envision cultivating a lush garden, establishing a hobby farm, or simply enjoying the open space, this property caters to a variety of lifestyles and aspirations.

Community Insights

Aldergrove, a charming community within the Township of Langley, is renowned for its blend of rural charm and urban amenities. Living at 26604 13 Avenue places you within reach of a vibrant community rich in culture, recreation, and convenience.

Dining and Shopping

A short drive from the property leads to a variety of dining options, ranging from cozy cafes to family-friendly restaurants, reflecting the community's diverse culinary scene. Local markets and nearby shopping centers provide convenient access to daily necessities and unique finds, ensuring all your needs are met within close proximity.

Parks and Recreation

Nature enthusiasts will appreciate the proximity to several parks and recreational facilities. The Aldergrove Regional Park offers scenic trails, picnic areas, and equestrian paths, making it a haven for outdoor activities. The park's diverse landscapes, including forests, meadows, and wetlands, provide a serene escape for nature lovers.

Educational Institutions

For families, the availability of quality educational institutions is a significant advantage. The Langley School District is known for its commitment to excellence, offering a range of programs that cater to diverse learning needs. Several esteemed public and private schools are within a short distance, providing parents with options that align with their educational values.

Transportation and Accessibility

Commuting is convenient, with easy access to major transportation routes such as Highway 1 and Fraser Highway. Public transit options are also available, connecting you to various parts of the region. For those who travel frequently, the proximity to the Abbotsford International Airport adds an extra layer of convenience.

Community Events and Culture

Aldergrove boasts a vibrant cultural scene, marked by numerous community events, farmers' markets, and festivals that celebrate the area's rich heritage and community spirit. Engaging in these events fosters a sense of belonging and provides ample opportunities to connect with neighbors and local businesses.

Conclusion

26604 13 Avenue is more than just a property; it's an invitation to experience a lifestyle enriched by community, convenience, and comfort. Whether you're a growing family, a hobby farmer, or someone seeking a serene retreat with urban amenities, this property offers a harmonious balance that caters to diverse lifestyles.

Embrace the opportunity to be part of Aldergrove's dynamic community, where rural tranquility meets urban sophistication, and every amenity is within your reach.

Book Your Private Viewing Today!

📞 Call/Text: 778.834.9929
📧 Email: greg@holmesteam.ca
🌍 Visit: https://holmesteam.ca/mylistings.html/listing.r2976080-26604-13-avenue-langley-v4w-2s4.104463107

Act fast – homes like this don’t stay on the market long!

If you're considering selling your home, you might be wondering if now is the right time. The real estate market is shifting, and there are several key factors that make this moment a prime opportunity to list your home. With rising inventory levels, economic uncertainties like looming tariffs, and interest rates continuing to decline, acting now could be your best move before conditions change further. Here’s why:

1. Inventory Levels Are Climbing – Act Before Competition Increases

Over the past few months, we’ve seen a steady increase in available homes on the market in Tsawwassen, Delta, Surrey and the Greater Vancouver & Fraser Valley areas. More listings mean more competition, and waiting too long could mean having to compete with a larger pool of sellers.

• Sell While Demand Is Still Strong: Many buyers are actively looking to take advantage of falling interest rates before competition for homes heats up.

• Avoid Market Saturation: Listing now allows your home to stand out before the market gets flooded with more inventory as we move deeper into the spring and summer months.

2. Buyers Are Gaining Confidence as Rates Drop

Interest rates have been trending downward, and buyers who were previously hesitant are now jumping back into the market. Lower borrowing costs mean buyers have greater purchasing power, which can work in your favour when selling your home.

• Increased Buyer Motivation: As rates continue to drop, more buyers will be looking to secure a home before prices adjust.

• Stronger Offers: More motivated buyers can lead to competitive offers and better terms for sellers.

3. Economic and Market Uncertainties – Get Ahead of Potential Changes

With tariffs and other economic concerns on the horizon, the market could face additional unpredictability. Acting now allows you to sell in a relatively stable environment before potential policy changes or economic shifts impact buyer confidence or affordability.

• Protect Your Home’s Value: Market fluctuations could put downward pressure on prices in the coming months. Selling now helps you maximize your return before conditions shift.

• Make Your Next Move Before Costs Rise: If you’re planning to buy another home, taking advantage of current interest rates before any financial market adjustments could be beneficial.

4. Home Prices Remain Strong (For Now)

While inventory is rising, home values in many areas of Delta, Surrey, Langley and the Fraser Valley remain relatively stable. If you’ve owned your home for several years, chances are you have built up significant equity. Selling now allows you to capitalize on that value before any downward pricing adjustments occur due to increased competition.

• Equity Gains: Many homeowners can sell at a profit and use their equity toward their next home.

• Strategic Timing for Upgrading or Downsizing: Whether you’re moving up or looking to downsize, listing now puts you in control of your transition.

5. The Right Time to Plan Your Future

A successful home sale isn’t just about market conditions—it’s about what’s right for you. Whether you’re relocating, downsizing, or simply making a change, now is a great time to take action and set yourself up for success in 2025.

• Get Ahead of the Spring Rush: Many sellers wait until later in the season to list, meaning you can take advantage of motivated buyers now before inventory levels climb even higher.

• Move on Your Own Terms: Selling now gives you more control over your timeline, allowing for a smoother transition into your next home.

Why Partner with The Holmes Real Estate Team?

Selling your home is one of the most significant financial decisions you’ll make, and having the right team on your side can make all the difference. At The Holmes Real Estate Team, we specialize in crafting customized selling strategies to help you maximize your home’s potential. Here’s how we can help:

• Accurate Pricing Strategies: We analyze the latest market trends to determine the best price for your home.

• Targeted Marketing: From professional photography to strategic online exposure, we ensure your home reaches the right buyers.

• Smooth, Stress-Free Process: We handle all the details, from listing to closing, so you can focus on your next move with confidence.

Is Now the Right Time for You?

Selling in Spring 2025 could be one of the best financial moves you make—whether to capitalize on the current market, secure your next dream home, or start fresh in a new chapter. Let’s explore your options and find the best strategy for your needs.

📞 Call/Text: 778.834.9929
📧 Email: greg@HolmesTeam.ca
🌐 Visit: www.holmesteam.ca

Ready to get started? Contact us today to schedule a free, no-obligation consultation. Let’s discuss how you can make the most of today’s real estate opportunities!

Let’s make your next move your best move!

Discover Urban Elegance and Community Charm at 411 - 2632 Pauline Street, Abbotsford, BC

Welcome to Yale Crossing 411 - 2632 Pauline Street, Abbotsford, a sophisticated two-bedroom, two-bathroom condominium nestled in the heart of Abbotsford's vibrant historic downtown community. This residence offers not only a luxurious living space but also unparalleled access to the rich tapestry of amenities that define this thriving area.

Property Overview

Located in the esteemed Yale Crossing building, this 915-square-foot condo seamlessly blends modern design with comfort. The open-concept layout is adorned with high-end finishes, including granite countertops, stainless steel appliances, and expansive windows that bathe the space in natural light. The master suite features a spacious walk-in closet and an elegant ensuite bathroom, providing a private retreat within the home. A second bedroom and additional bathroom offer flexibility for guests, a home office, or a growing family. The private balcony serves as a perfect spot for morning coffee or evening relaxation, offering views of Abbotsford's dynamic cityscape.

Community Insights

Abbotsford, often referred to as the "City in the Country," is renowned for its unique blend of urban amenities and rural charm. Living at Yale Crossing 411 - 2632 Pauline Street, Abbotsford places you at the epicenter of a community rich in culture, recreation, and convenience.

Dining and Shopping

A short stroll from your doorstep leads you to an array of dining options that cater to diverse palates. From cozy cafes to upscale restaurants, the neighbourhood offers a culinary journey that reflects its multicultural fabric. Boutique shops, local markets, and major retail centres provide ample opportunities for shopping, ensuring that all your needs and desires are met within minutes. And just up the hill, you’ll find the city’s major shopping centre at Sevenoaks Shopping Centre, with major retailers such as London Drugs, Best Buy and SportChek.

Parks and Recreation

Nature enthusiasts will appreciate the proximity to several parks and green spaces. Mill Lake Park, a local favourite, offers serene walking trails, picnic areas, and a picturesque lake, making it an ideal spot for relaxation and outdoor activities. The park's well-maintained facilities cater to families, joggers, and those seeking a peaceful retreat from urban life.

Educational Institutions

For families, the availability of quality educational institutions is a significant advantage. The Abbotsford School District is known for its commitment to excellence, offering a range of programs that cater to diverse learning needs. Several esteemed public and private schools are within a short distance, providing parents with options that align with their educational values. Schools nearby the subject property include Terry Fox Elementary School, Chief Dan George Middle School, Centennial Park Elementary School, and W.J. Mouat Secondary School. And advanced education thrives in the Valley, as the University of the Fraser Valley offers an array of educational post-secondary studies.

Transportation and Accessibility

Commuting is effortless, thanks to the condo's strategic location near major transportation routes. Public transit options are readily available, connecting you to various parts of the city and beyond. For those who travel frequently, the proximity to the Abbotsford International Airport adds an extra layer of convenience. With Highway 1 rapidly expanding every year, access into the city has never been easier for commuting downtown.

Community Events and Culture

Abbotsford's vibrant cultural scene is marked by numerous community events, farmers' markets, and festivals that celebrate the area's rich heritage and community spirit. Engaging in these events fosters a sense of belonging and provides ample opportunities to connect with neighbors and local businesses. The popular Abbotsford Canucks play at the Abbotsford Centre, and make for an exciting night of hockey!

Conclusion

411-2632 Pauline Street, Abbotsford, BC is more than just a residence; it's an invitation to experience a lifestyle enriched by community, convenience, and comfort. Whether you're a young professional, a growing family, or someone seeking a serene retreat with urban amenities, this property offers a harmonious balance that caters to diverse lifestyles.

Embrace the opportunity to be part of Abbotsford's dynamic community, where urban sophistication meets rural tranquility, and every amenity is within your reach.

Book Your Private Viewing Today!

📞 Call/Text: 778.834.9929
📧 Email: greg@holmesteam.ca
🌍 Visit: https://holmesteam.ca/mylistings.html/listing.r2971783-411-2632-pauline-street-abbotsford-v2s-0c9.104356958

Act fast – homes like this don’t stay on the market long!