August 11, 2026

<<First Name>>

August Has Arrived… And Apparently, So Has Patience

If there is one word that best describes the Fraser Valley real estate market right now, it might be patience.

Buyers have it—and they're using it to their advantage.

The days when a seller could list their home on a Friday and have twelve offers by Monday are gone. But that doesn't mean homes aren't selling. Properties that are priced right are getting attention and offers.

The problem for many sellers is that buyers have so much choice that even if you are willing to negotiate, you first have to get an offer on the table to begin that negotiation.

That makes it more important than ever to price your home correctly right from the start, rather than saying, “Let's try this price first and see what happens.”

In a market that is still trending downward, you may have already passed your best opportunity to sell if you wait too long to adjust.

There are still sales. Buyers are simply taking their time because they can.

July continued the trend we've been seeing for some time. Prices edged lower, sales remained below normal seasonal levels, and there is still plenty of choice for buyers.

The Fraser Valley finished July with more than 10,000 active listings, while the sales-to-active-listings ratio was just 11%—keeping us firmly in buyer's-market territory. A balanced market is generally considered to be between 12% and 20%.

But here's the interesting part: this isn't all bad news.

For buyers, affordability is gradually improving and negotiating power is considerably stronger than it was a few years ago.

For sellers, however, the market is delivering a rather blunt message:

Pricing your home based on what your neighbour got in 2022 is not a marketing strategy.

But there is another side to this.

When sellers become buyers, they can make up some ground on their next purchase.

If you are selling a $900,000 town home and looking to purchase a $1.5 million detached property, you're not just selling into a lower market—you are also buying into that same lower market. For example, if both properties were to decline by 10%, you might lose $90,000 on the town home but potentially save $150,000 on the detached home. That's a $60,000 improvement in the difference between the two properties.

And that, more than anything, is what makes today's market interesting.

The market isn't broken. It has simply changed the rules.

There Is No Single “Market”

I hear Realtors say all the time, “THE market is down.”

The problem is that we tend to look at the overall picture rather than drilling down into specific areas, neighbourhoods and even specific property types.

The July numbers are a perfect example.

Across the Fraser Valley, the benchmark price for detached homes was down 8.3% from a year ago. But in South Surrey & White Rock, the decline was 9.7%. Townhomes were down 10.2% and apartments were down 6.1% in the same area.

So when you read a headline saying “the market is down,” remember: that doesn't necessarily tell you what is happening in your neighbourhood, your price range or with your particular type of property.

That's why the most useful question isn't “What is the market doing?”

It's:

“What is happening with homes like mine, in my neighbourhood, right now?”

And that's where the numbers get interesting.

When you're ready to buy or sell, give me a call and I'll give you the specifics for your situation—not just the headline.

Best Regards,


Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

June 11, 2026

<<First Name>>

The biggest surprise this month?

The Bank of Canada didn't raise rates. Some banks did.

If you're confused, you're not alone.

While the Bank of Canada held its benchmark rate unchanged, mortgage rates are influenced by more than just central bank decisions. Bond markets, inflation expectations, and economic uncertainty all play a role.

The result is a real estate market that continues to favour buyers. There are plenty of homes to choose from, prices have softened from recent highs, and buyers have time to do their homework before making a decision.

In real estate, uncertainty creates hesitation—but it also creates opportunity for those willing to look past today's headlines. 

With the current economical outlook both in Canada and worldwide, it will conntinue as a strong buyers market with lots of inventory to choose from and prices will reman soft for at least the remainder of the year.
 

Best Regards

Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

May 5, 2026

<<First Name>>

If you’ve been hearing mixed messages about the market lately, you’re not alone — so here’s the straight read, especially for South Surrey and White Rock.

We’re still in a buyer’s market. That hasn’t changed. Inventory is high, homes are taking time to sell, and buyers continue to be selective. They’re negotiating, they’re comparing, and if something doesn’t make sense, they move on. That’s been the pattern for months now.

What’s changed slightly is the level of activity.

We’re seeing more movement than we did earlier this year, particularly in the detached market. Some buyers are stepping back in — not because they feel pressure, but because pricing is starting to look more reasonable than it did even six months ago.

At the same time, prices appear to be leveling off. They’re still down from last year, but the downward trend has slowed, and in some cases locally, we’re seeing small month-to-month improvements. Nothing dramatic, but enough to suggest the market may be finding its footing.

So this isn’t a hot market, and it’s not a turnaround — but it is a bit more stable than it was.

If you’re buying, you still have room to negotiate and time to make decisions, just with a bit more confidence than before. If you’re selling, the same rules apply: be realistic on price and presentation, or be prepared to sit.

And if you’re trying to figure out where you fit into all of this, that’s really the only question that matters. Every situation is different right now — and timing it properly can make a bigger difference than most people think.

Expect this Buyers market to continue for some time but in detached homes it "looks" like prices are stabiizing. Condos, well that's a different story.....

Best Regards

Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

April 5, 2026

<<First Name>>

After nearly a year of declining home prices across the Fraser Valley, March finally showed a modest uptick. It’s the first positive movement in months — and while that’s worth noting, it’s not a signal that the market has suddenly shifted gears.

It’s also important to understand how pricing statistics are calculated. Whether using the Home Price Index — which reflects a “typical” home — or average and median prices, which can be influenced by the mix of homes selling (entry-level, mid-range, or high-end), a single month does not establish a trend. Real estate is not one market, but a collection of many individual neighbourhoods and municipalities, each behaving differently. A general increase across the Fraser Valley may not accurately reflect what is happening in your specific area.

Locally, the market continues to operate on its own timeline and remains highly selective. Buyers are active, but they are deliberate. They are not chasing the market — they are choosing from it.

What we’re seeing is very clear: properly priced homes are getting attention. Those that miss the mark are not creating second chances — they’re being passed over. With the amount of inventory currently available, buyers are far less inclined to negotiate on overpriced homes when better-positioned options are readily available.

Hope and luck are not strategies. In this market, success comes down to accurate pricing, strong presentation, and understanding exactly where your property fits within the competition.

While broader numbers point to stabilization, the reality on the ground is a market that rewards discipline. For buyers, that means opportunity. For sellers, it means getting the strategy right from day one.

Best Regards

Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

March 6, 2026

<<First Name>>

February gave us a nice bump compared to January, which is always encouraging as we move out of the slower winter stretch. Even though sales are still lower than last February — and last February wasn’t exactly a banner month — the activity we’re seeing shows that people are still out there making moves, just at a steadier pace.

The bigger story right now is what’s happening globally. With the conflict involving Iran, there’s naturally a bit more uncertainty in the air. Oil prices have already jumped, and that will work its way into everyday costs pretty quickly. Households that were already feeling stretched may notice those increases a little more.

But in real estate, these kinds of global events don’t flip the market overnight. What usually happens is a shift in mood: buyers take a breath, sellers watch the headlines, and everyone becomes a bit more thoughtful about timing. The market doesn’t stop — it just moves with a little more intention.

Even with everything going on, people still need to buy, sell, move, downsize, and upsize. Life doesn’t pause, and neither does real estate. The key right now is staying informed and keeping perspective, because the fundamentals of our local market haven’t disappeared — they’re just sharing the stage with some bigger global storylines.

Let’s all hope for a quick resolution and a return to diplomacy so people everywhere can breathe a little easier.


Best Regards

Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

January 11, 2026

<<First Name>>

December did what December always does — it slowed things down. Fewer listings, fewer buyers actively shopping, and a lot of people deciding that real estate decisions can wait until after the holidays (and after the last piece of pie).

That said, December’s numbers still told an important story. Sales were quieter,  inventory didn’t disappear, and buyers who were active continued to be selective, patient, and well aware of their negotiating position. In other words, the market didn’t take a holiday — it simply moved at a more honest pace.

What December confirmed is that we are well past the highs of 2021 and 2022 and firmly into a more disciplined market. Prices have adjusted, expectations are being tested, and strategy matters more than optimism. Homes that were priced correctly and prepared properly still sold. The rest waited — and some are still waiting.

As we head into January, the usual “new year, new market” optimism is showing up, but the fundamentals haven’t changed. Buyers remain cautious, affordability remains the big issue, and realism continues to be rewarded.

Prices will remain soft in 2026 especially in the condo market were both new and resale inventory is very high. I do expect and uptick in sales as Buyers take advantage of the purchasing (& negotiating) power which they have not seen for a number of years.

Summation? Great time to buy, rates are good and not expected to decrease for the foreseeable. Sellers? Price it right at the start ! This is not the market to "test" a price. By being realistic you will sell faster and at a better price. Pretending this is still a seller’s market is an expensive lesson.

Happy New Year and welcome to 2026!!!

Best Regards

Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

December 12, 2025

<<First Name>>

This market has been trending downward since the heady days of 2021–2022. Many factors are at play, but the biggest one has been affordability — both saving for a down payment and carrying the monthly payments.
Prices have come down from their peak, but even after those corrections, homeownership remains out of reach for many families. Ironically, when interest rates were at historic lows — around 1.5% — home prices were at historic highs. Cheap money didn’t make housing more affordable; it made it more expensive.
Since last December, the Bank of Canada has cut rates by a full percentage point, from 3.25% to 2.25%. That helps at the margins, but it hasn’t reignited the market — because rates alone were never the core issue.
In an effort to “protect” buyers, the government introduced the mortgage stress test, requiring buyers to qualify at 2% above their actual mortgage rate. The result has been a system where many people are told they cannot afford to buy a home — yet are considered perfectly capable of paying $3,000 or more per month in rent.
At the same time, rent increases are tied to inflation, while homeowners face rising insurance costs, increasing strata fees, and higher ownership expenses with no comparable protection.
On paper, the graphs and statistics describe today’s market as balanced to buyer-leaning. In reality, it is a strong buyer’s market — the strongest we’ve seen in years. Buyers have choice, time, and negotiating power, while pricing accuracy has never mattered more.

If you are a buyer, this is your market. Don’t wait for prices to soften further — strong negotiating leverage exists now.
If you’re selling and buying in the same market, don’t focus on what you think you “lost” on the sale — focus on what you gain on the purchase.

Remember when selling: hope is not a strategy.

Now that I got that out of my system, I want to wish you and your family a Very Merry Christmas and all the very best for the New Year!!!
 
HO HO HO !!


Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

November 4, 2025

<<First Name>>

The press has been wrong before, and they’ll be wrong again. That’s why I don’t call the press when I need real estate advice.

The market’s not crashing; it’s recalibrating. After years of running amok, it’s finally catching its breath. Sales are down about ten to fifteen percent from normal, but listings haven’t exploded — they’re just sitting longer, and there are fewer sales overall. Most homeowners are staying put unless they have to move. The ones who price properly are still selling. The ones chasing last year’s numbers are collecting dust.

Prices, having dropped, are now mostly steady — a slight dip in condos, townhomes holding their own, and detached homes still getting solid attention if they’re priced with reality in mind. Buyers are cautious, not gone. They’re waiting for interest rates to keep easing and benefiting from that patience with lower home prices.

There’s a quiet opportunity here. It’s not a “steal of a lifetime” market, but it’s a window where buyers can take advantage of softer prices, lower interest rates, and a good selection. The word negotiation is back — and that’s not a bad thing. It means balance, not panic.

Sellers may not realize their full expectations, but once sold, they become buyers and can benefit on that side of the equation.

The Market’s Quiet Slowdown – Who’s Buying Now?

There’s plenty of talk about the housing market — some calling it a downturn, others saying it’s fine. The truth sits somewhere in the middle. What we’re seeing now is less a crash and more a steady cooling after years of fast growth.

For over a decade, cheap borrowing and government support kept prices rising faster than incomes. Even as rates climbed, policies and refinancing options kept the system from tipping over. The result is what I call a “managed slowdown” — a market finding its new balance.

Homes are still selling, just with a sharper focus on value. Buyers are taking their time, comparing more, and walking away if things don’t line up. Sellers who price with today’s reality in mind are still getting strong results.

But who’s actually buying?

First-time buyers are fewer. They once made up nearly half the market; now they’re closer to 20–25% of purchasers across Canada, and even lower in high-priced regions like the Fraser Valley and Metro Vancouver. Rising down payment needs — often $70,000 to $100,000 — have pushed many to wait longer or lean on family help.

Move-up buyers and small investors are filling the gap. Roughly two-thirds of sales today come from people who already own property, trading up, downsizing, or investing in condos and townhomes for long-term rental demand. Detached homes are quieter, but well-presented strata properties are still moving quickly.

The real takeaway? Confidence drives real estate, and confidence grows from facts, not fear. Even in a slower market, opportunities remain for those who plan carefully and price smartly.

We’ll likely see more of the same before confidence makes its return. Real estate always comes full circle — it just doesn’t send an invitation when it decides to change, and sometimes that change comes fast. So whether you’re buying, selling, or just watching, stay patient, stay informed, and tune out the noise.

And remember: people still need places to live. Always have, always will. Markets go up, markets go down, but they never stay in one place for too long.

Cheers,

Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

October 2, 2025

<<First Name>>

The market feels like it’s finally catching its breath after years of sprinting. Sales are down, listings are up, and for once buyers aren’t the ones gasping for air. Prices have softened a touch — not a crash, but enough to make sellers think twice before holding out for last year’s numbers. Condos and detached homes are both seeing a downward nudge, and the word “negotiation” is back in fashion.

Interest rates are heading down, albeit slowly, could give things a boost, but job growth and the broader economy aren’t exactly throwing a party. Most analysts think prices may dip a bit more into 2026 before we see any real bounce. That means the next few months could be less about bidding wars and more about patience — on both sides.

In short: the market isn’t dead, just napping, and those with sharp timing might find a deal before the next cycle wakes it back up.

Cheers Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca

July 10, 2025

<<First Name>>

Well not much has changed in the Real Estate market. First time Buyers are able to take advantage of lots of inventory to choose from and the ability to negotiate on price. Investors are seeing increasing rental stock and lower rental incomes but good acquisition prices.

Current home owners who are either downsizing or upsizing are only doing so when they have a firm sale on their existing home.

With more uncertainty and disruption with tariffs affecting almost all of the Canadian markets, there is little sign of change for the foreseeable future.

Sellers, if you don't need to sell at this time...don't. The market will come back just like it has for the last 100 years. I think we will see an uptick come the Fall. Of course if you are selling and buying in the same market conditions it might be a good trade for you. 

Buyers, if you can afford it, great time to buy. There are some good deals to be had. When was the last time you heard Real Estate was a good deal????

I hope you enjoy your summer. As you can see from my latest ad I have been busy working out and getting into shape for the summer....(thank god for photoshop....)


Cheers Bill

CLICK HERE FOR MY NEW WEBSITE !!!

Bill Morris

Your South Surrey & White Rock Realtor®

RE/MAX Colonial Pacific Realty

604-314-7927

billmorris.ca