Garry Voigt : Langley Real Estate Blog | Market Updates & Local News : Latest Blog Posts

New property listed in Langley City, Langley

Sat, 10 Oct 2026 09:17:30 GMT

I have listed a new property at 4611 203a Street in Langley. See details here

Welcome to this basement-entry home nestled on a QUIET CUL-DE-SAC in the sought-after Creekside neighbourhood! Well maintained by the same owners for over 33 years, this home offers a spacious foyer leading to a bright living room with oversized windows, abundant natural light & a cozy gas fireplace. The kitchen features refaced cabinets, updated countertops & vinyl flooring with an adjoining dining area that opens to a peaceful, covered deck. The primary bedroom includes an ensuite while two additional bedrooms complete the upper level. Downstairs offers a large rec room, spacious den (potential 4th bedroom), full bath with jacuzzi tub plus a laundry room. Single garage, approx. 6 year old roof, AIR CONDITIONING & a private backyard oasis that is perfect for relaxing or entertaining!

Open House. Open House on Saturday, October 10, 2026 2:00PM - 4:00PM

Sat, 10 Oct 2026 09:17:30 GMT

Please visit our Open House at 4611 203a Street in Langley. See details here

Open House on Saturday, October 10, 2026 2:00PM - 4:00PM

Open House. Open House on Saturday, October 10, 2026 12:00PM - 2:00PM

Tue, 06 Oct 2026 09:17:17 GMT

Please visit our Open House at 4611 203a Street in Langley. See details here

Open House on Saturday, October 10, 2026 12:00PM - 2:00PM

The Costs Buyers Sometimes Forget to Budget For

Mon, 05 Oct 2026 17:30:09 GMT

When buyers are preparing to purchase a home, the focus is often on one number: the purchase price. But the purchase price is only part of the financial picture. Understanding the additional costs that come with buying a home can help you budget realistically and avoid surprises along the way.

Closing costs are one of the biggest expenses buyers need to plan for. Depending on the property and the transaction, these can include legal or notary fees, land transfer or property taxes, title-related costs, and other administrative expenses.

There can also be inspection and appraisal costs. A home inspection can provide valuable information about the condition of the property and identify potential issues before you finalize the purchase. An appraisal may also be required by your lender as part of the financing process.

Then there are the expenses that come after you get the keys. Moving costs, new furniture, window coverings, appliances, painting, minor repairs, and other updates can add up quickly. Even a home that appears move-in ready may have a few things you’ll want to change once you make it your own.

Another important consideration is your ongoing monthly budget. Your mortgage payment is only one piece of homeownership. Property taxes, insurance, utilities, maintenance, strata or HOA fees where applicable, and unexpected repairs should all be considered when determining what you can comfortably afford.

The goal isn’t to discourage you from buying—it’s to help you go into the process prepared. A realistic budget allows you to shop with greater confidence and make decisions based on the true cost of homeownership, rather than simply the listing price.

Before you start your home search, take some time to look at the complete financial picture. Knowing your numbers upfront can make the entire buying process feel much more manageable.

Have questions about what you should budget for when buying a home? I’m always happy to help you understand the numbers and prepare for your next move

Making Your Next Move With Confidence

Fri, 02 Oct 2026 16:07:58 GMT

Whether you’re buying your first home, selling a property, or simply keeping an eye on the market, real estate is a major decision. With the right information and preparation, the process can feel much more manageable.

Start With Your Goals

Every real estate journey is different. Before making a move, take some time to consider what matters most to you.

Are you looking for more space? Hoping to downsize? Interested in investing? Or perhaps you’re simply curious about what your current property may be worth?

Having a clear idea of your goals can help shape the decisions that follow.

Understanding the Market

Real estate markets can vary significantly from one neighbourhood to another. Factors such as inventory, buyer demand, interest rates, property condition, and location can all influence the buying and selling process.

Rather than relying solely on headlines or general market statistics, it’s helpful to look at the conditions affecting the specific area and type of property you’re interested in.

Preparation Makes a Difference

For buyers, getting financially prepared early can make the search much easier. Understanding your budget, financing options, and must-have features can help narrow your choices.

For sellers, presentation and pricing are important considerations. Small improvements, thoughtful staging, professional photography, and a well-planned marketing strategy can all help a property make a strong first impression.

Work With the Right Guidance

Real estate involves a lot of moving pieces, from negotiations and paperwork to inspections, financing, and closing. Having a knowledgeable professional by your side can help you understand your options and navigate the process with greater confidence.

The goal isn’t simply to make a transaction. It’s to make informed decisions that fit your circumstances and long-term plans.

Thinking About Your Next Move?

Whether you’re considering buying, selling, or simply want to understand what’s happening in the local market, now is a great time to start gathering information.

If you have questions about your neighbourhood, your property’s potential value, or what the current market could mean for your plans, feel free to reach out. I’m always happy to have a conversation and help you explore your options.

The Bank of Canada Held Rates on September 2, So Why Did Fixed Mortgages Just Go Up?

Sun, 20 Sep 2026 14:17:23 GMT

If you have been watching the Bank of Canada, September looked like a quiet month. The Bank held its policy rate at 2.25 per cent on September 2, the seventh straight decision with no change.

Then, about a week and a half later, several major lenders raised their fixed mortgage rates.

I get asked about this every time it happens, so let me explain what is actually going on, because it is not a contradiction. It just means most people are watching the wrong number.

Fixed and variable rates answer to two different bosses

The Bank of Canada sets the overnight rate. That rate drives prime, and prime drives variable mortgages. When the Bank holds, a variable-rate holder's payment generally sits still.

Fixed mortgage rates do not come from the Bank of Canada at all. They follow Government of Canada bond yields, and for a five-year fixed mortgage, the five-year bond yield is the one that matters. Those yields are set by bond investors, every day, all over the world. The Bank's announcement is one input among many, and often not the loudest one.

So you can have a week where the Bank does nothing and fixed rates climb anyway. That is exactly what happened.

What actually moved

In the week leading up to September 11, the five-year Government of Canada bond yield rose by roughly a quarter of a percentage point. Lenders followed. Canadian Mortgage Trends reported that several major banks pushed their fixed rates up by 10 to 20 basis points, and that some lenders quietly pulled discretionary discounts worth as much as 40 basis points, which stings more than the posted increase suggests.

For context: on September 3, the best available five-year fixed sat around 4.24 per cent, with the best five-year variable near 3.55 per cent. After the mid-September increases, the gap between fixed and variable widened to roughly a full percentage point on some products.

This is also not a one-week story. The five-year bond yield has climbed about half a percentage point over the past two years, from 2.77 per cent to around 3.30 per cent, even while the Bank of Canada was cutting.

What the Bank actually said

The statement itself is worth reading, because the tone changed.

The Bank pointed to new US tariffs and Canadian counter-measures following the breakdown of trade talks, and said these raise costs for some businesses and could feed into consumer prices over time. It noted that inflation has been hovering around 3 per cent, mostly on gasoline, while core measures stayed close to 2 per cent in July. The line that caught my eye: upside risks to the Bank's inflation forecast have increased.

Read plainly, the next move is at least as likely to be up as down. That is a shift from a year ago, and the bond market heard it.

What this means here in the Fraser Valley

Locally, August gave us 941 sales, down 14 per cent from July but up about 1 per cent from a year ago. Active listings finished at 9,787, which is 33 per cent above the ten-year average, and the sales-to-active ratio sat at 10 per cent. That is buyer's market territory. The composite benchmark price is $869,900, down 7 per cent year over year, and the board's interim CEO noted prices are now as much as 15 per cent lower than three years ago.

So the picture is mixed. Borrowing costs on the fixed side are creeping up, which trims buying power. At the same time, there is more inventory and softer pricing than we have seen in years, which gives buyers room to negotiate on price, on terms, and on timing.

What these numbers do not tell you

Being honest about the limits here matters more than sounding confident.

The rates above are the best advertised offers. What you qualify for depends on your down payment, income, the property and the lender. Treat them as direction, not a quote.

A quarter-point move in bond yields over one week tells you nothing reliable about the next six months. If tariff pressure fades or the economy stalls, yields can fall back just as quickly as they rose.

And the benchmark price is a composite. It is not your house. A well-prepared home in the right pocket of Langley or Cloverdale can behave nothing like the average.

The next Bank of Canada decision is October 28. Nobody knows what it will be, and anyone who tells you otherwise is guessing.

If you are renewing in the next year, or weighing fixed against variable on a purchase, this is worth working through against your own numbers, ideally with a good mortgage broker in the room. Get in touch and let me know where you are at.

Sources

Bank of Canada, "Bank of Canada maintains the policy rate at 2Â¼%," September 2, 2026 https://www.bankofcanada.ca/2026/09/fad-press-release-2026-09-02/
Money.ca, "Bank of Canada holds rate at 2.25% for 7th straight decision," September 2026 https://money.ca/news/economy/bank-of-canada-interest-rate-hold-september-2026
TD Stories, "The Bank of Canada holds its interest rate on September 2," September 2026 https://stories.td.com/ca/en/article/bank-of-canada-interest-rate-september-2026
Canadian Mortgage Trends, "Bond yield surge pushes fixed mortgage rates higher across Canada," September 12, 2026 https://www.canadianmortgagetrends.com/2026/09/bond-yield-surge-pushes-fixed-mortgage-rates-higher-across-canada/
Mortgages for Less, "Why Are Canadian Fixed Mortgage Rates Rising While the Bank of Canada Is on Hold?," September 2026 https://mortgagesforless.ca/blog/2026-09/canadian-fixed-mortgage-rates-rising-boc-on-hold/
Fraser Valley Real Estate Board, "Fraser Valley sellers feel the squeeze as buyers take their time," September 2, 2026 https://www.globenewswire.com/news-release/2026/09/02/3355199/0/en/fraser-valley-sellers-feel-the-squeeze-as-buyers-take-their-time.html

New property listed in Langley City, Langley

Thu, 17 Sep 2026 09:18:42 GMT

I have listed a new property at 104 20433 53 Avenue in Langley. See details here

Countryside Estates! This spacious 1,227 sq/ft ground-floor, 2-bed, 2-bath CORNER unit features a HUGE walkout patio PLUS a wrap around deck, fully fenced & PRIVATE! Perfect for entertaining, relaxing or pets. The desirable floor plan has bdrms on opposite sides for ample privacy w/updated laminate flooring & an abundance of windows fill the home w/natural light. Primary bdrm offers plenty of room for furniture, access to patio, double closets, ensuite w/quartz counters & updated bath tile. Refreshed galley kitchen w/quartz counters & eating area that flows seamlessly into dining & spacious living room w/access to an additional patio! The well-sized second bdrm sits conveniently next to a full bath. Comes w/one parking & storage locker on the same floor w/lots of additional street parking!

New property listed in Langley City, Langley

Sat, 12 Sep 2026 11:19:47 GMT

I have listed a new property at 204 20350 54 Avenue in Langley. See details here

Welcome to Coventry Gate! This bright and spacious 2 bed, 2 bath CORNER unit is filled with natural light from the many extra windows throughout! The functional galley kitchen opens to the dining area & a large living room which features a gas fireplace - a great space for entertaining! Step outside to your huge west-facing private patio overlooking a peaceful greenspace & mature trees – a perfect place to relax & unwind. The spacious primary bedroom offers double closets, a full ensuite & patio access. There’s a good-sized second bedroom, which also has access to the patio, as well as a bathroom conveniently located right across the hall. This home is ideally located in a very walkable area, just steps to transit, walking trails, Langley Market Mall, grocery shopping, restaurants & more!

New property listed in Salmon River, Langley

Fri, 11 Sep 2026 09:18:09 GMT

I have listed a new property at 5951 237a Street in Langley. See details here

A RARE package in the TALL TIMBER ESTATES neighbourhood of Salmon River! This 2-storey + basement home sits on a flat, usable 17,534 sq/ft lot w/side access for RV or SHOP, on a QUIET, no-thru street. Features incl. hardwood floors, formal dining room, sunken living room w/VAULTED ceilings, gas fireplace, CUSTOM kitchen w/quartz counters, eating area, breakfast nook + family room w/VAULTED ceilings & cozy wood burning fireplace. Upstairs offers a large primary w/spa-like ensuite, heated floors, soaker tub & shower. Two additional bdrms, full bath w/heated floor & reading nook. Basement has vinyl flooring, rec room + option for a 4th bdrm. Unwind on the HUGE DREAM back deck w/covered, fully-loaded OUTDOOR KITCHEN w/seating area & gas fireplace! Great for ENTERTAINING & completely PRIVATE!

New property listed in Langley City, Langley

Tue, 01 Sep 2026 11:13:11 GMT

I have listed a new property at 312 5700 200 Street in Langley. See details here

Welcome to Langley Village! This TOP FLOOR 2 bed, 1 bath unit features many updates including laminate floors, paint, blinds & new carpets in the bedrooms! Enjoy the spacious OPEN layout with a galley kitchen featuring new dishwasher & microwave, designated dining area & large living room which leads to your east-facing PRIVATE & covered balcony with serene tree & park views! The primary oversized bedroom fits a king-sized bed with room for dressers. Good-sized second bedroom plus full family bath. BONUS: in-unit storage room/pantry + same-floor storage locker. 1 parking stall included w/extra available for $45/month + street parking. Quiet & private, yet just a 5-min walk to shopping, groceries. Walk to the future Skytrain station in under 20 mins! Pet, Family & Rental friendly!!

I have sold a property at 22 5216 201a Street in Langley

Sat, 29 Aug 2026 09:14:04 GMT

I have sold a property at 22 5216 201a Street in Langley on Aug 12, 2026. See details here

Welcome to Meadowview Estates! Nestled in a private, gated community accessed from a cul-de-sac & backing onto the Nicomekl Trail nature reserve, this spacious two-story townhouse with double garage offers the perfect blend of tranquility & convenience. Bring your ideas & add your personal touch! Downstairs features large rec room with gas f/p, full bath & access to a large, private backyard - ideal for gardening, kids or entertaining. Main floor has soaring vaulted ceilings (soaked with natural light from skylights & oversized windows), living & dining area with cozy gas f/p, oak kitchen with eating area & a south-facing balcony overlooking lush greenspace. Complete with side-by-side laundry, an oversized primary bedroom w/ ensuite & a second bedroom. This home is ready for your vision!

Open House. Open House on Saturday, August 29, 2026 2:00PM - 4:00PM

Wed, 26 Aug 2026 09:12:29 GMT

Please visit our Open House at 1707 301 Capilano Road in Port Moody. See details here

Open House on Saturday, August 29, 2026 2:00PM - 4:00PM

Welcome to THE RESIDENCES! Port Moody's PREMIER CONCRETE HI-RISE! This bright CORNER UNIT features floor-to-ceiling windows with custom roller blinds, laminate & tile flooring, stone countertops, gas range and a desirable floor plan with bedrooms on opposite sides for maximum privacy. The large, south-facing balcony overlooks the courtyard, tennis courts & lush greenery with sunny southern views. AMAZING AMENITIES include a dog park, tennis courts, fitness center, sauna, bike room, media room, concierge & 2 guest suites! No car? No problem! SkyTrain & transit are right outside plus everything SUTER BROOK offers: grocery, restaurants, cafés, workout classes, waterfront trails & Brewers Row, across from the ocean at Rocky Point! Includes 1 parking (possibility to rent additional) & storage.

New property listed in Port Moody Centre, Port Moody

Wed, 26 Aug 2026 09:12:29 GMT

I have listed a new property at 1707 301 Capilano Road in Port Moody. See details here

Will Lifting The Foreign Buyer Ban Actually Do Anything To BC Real Estate?

Thu, 20 Aug 2026 20:14:57 GMT

Garry Voigt, Royal LePage Wolstencroft Realty | Langley, BC | August 2026

There is a story people tell about Vancouver real estate. Foreign money drove prices up, governments stepped in, and the problem was dealt with. It is a tidy story, and most of the people repeating it have the timeline wrong.

With Canada's federal foreign buyer ban currently set to expire on January 1, 2027, it is worth getting the facts straight, because what happens next matters less here than most people assume.

The number was real, and it peaked in 2016

Before British Columbia introduced its foreign buyers tax in August 2016, foreign nationals accounted for 13.2 per cent of single-family home purchases in Metro Vancouver. That figure comes from researchers at UBC Sauder and SFU Beedie who worked with transaction-level data rather than estimates.

Provincial data from the same period backs it up. Between June 10 and August 31, 2016, foreign nationals were involved in 2,034 of roughly 22,000 Metro Vancouver transactions, about 9.3 per cent, and 11.5 per cent of the dollar value. Province-wide it was closer to 6 per cent of transactions and 8.8 per cent of value.

So the concern that drove the policy was not imaginary. In the segment where it concentrated, detached homes in Metro Vancouver, roughly one in eight buyers was a foreign national.

What happened when BC acted

The province brought in a 15 per cent additional property transfer tax on August 2, 2016, later raised to 20 per cent in February 2018.

The response was immediate. In the month following the tax, only 60 transactions in Metro Vancouver involved foreign nationals, totalling $46.9 million, which was under 1 per cent of transactions in that window. Within three months, the 13.2 per cent share of single-family purchases had fallen to 1.7 per cent.

The key point: foreign buying in Metro Vancouver did not slow gradually. It stopped almost immediately, in 2016, six and a half years before Ottawa's ban existed.

The federal ban arrived after the work was done

The Prohibition on the Purchase of Residential Property by Non-Canadians Act took effect on January 1, 2023. By that point foreign buyers were running at roughly 1 per cent of BC sales.

The ban was aimed at a problem this province had already priced out of its market. That is why you will read credible analysis saying it had little measurable effect on prices. It is not that foreign capital never mattered here. It is that BC had already dealt with it, and the federal measure arrived to find the room mostly empty.

What the tax achieved, and what it did not

The UBC and SFU research found that in the months around the tax, prices fell about 6 per cent further in neighbourhoods where foreign buyers had been most concentrated, compared with neighbourhoods where they had not. That is a real, measurable effect.

Two things worth knowing about it. First, condominiums and townhomes showed no comparable decline, likely because of different supply conditions and the presale assignment market. Second, the lead researcher was blunt about the limits. Tsur Somerville of UBC Sauder said the price effect "wasn't large enough to solve Vancouver's affordability issues."

A 6 per cent adjustment in some neighbourhoods does not close the gap between local incomes and local housing costs. Supply does that, and supply moves slowly.

One distinction that trips people up

You will see two different kinds of statistics quoted in this conversation, and they measure different things.

Buyer share is the percentage of this year's transactions involving foreign buyers. That is the 13.2 per cent figure.

Ownership rate is the percentage of all existing homes owned by non-residents. Statistics Canada put that at 4.8 per cent for the Vancouver census metropolitan area in 2017, 4.2 per cent in 2018, and 4.3 per cent in 2019. For condominium apartments specifically it was 7.9 per cent in 2017; for detached houses, 3.2 per cent.

Both numbers are accurate. They are not interchangeable, and quoting one as though it were the other is the most common error in this debate.

What changes in January

Possibly nothing. As of early August 2026, the federal government has not announced whether it will extend the ban, replace it, or allow it to lapse. Anyone telling you they know what happens on January 1 is speculating.

One model under discussion, rather than a straight extension, is the approach Australia uses: permit foreign purchases of new construction and presale properties while keeping restrictions on established resale homes. The reasoning is that offshore capital then funds new housing supply instead of competing for the homes already standing. If Canada lands there, it would matter considerably more to developers than to a typical homeowner selling a townhouse in Willoughby.

Why this matters less in BC than elsewhere

BC's foreign buyer taxes are provincial legislation and are entirely separate from the federal ban. The 20 per cent Additional Property Transfer Tax in designated regions and the Speculation and Vacancy Tax both remain in force regardless of what Ottawa decides.

In this province, the federal ban was never the expensive obstacle. The tax was, and the tax is not going anywhere. If you are a seller wondering whether January brings a wave of offshore buyers back to the Fraser Valley, the honest answer based on the data is that it is unlikely, and not while the provincial taxes remain in place.

Provinces without their own foreign buyer taxes, Alberta being the clearest example, would see a far more meaningful change if the federal ban lapses.

Wondering what any of this means for your property or your plans? I am happy to walk you through the numbers for your specific situation. Reach me at 604-789-2140 or info@garryvoigt.com.

Sources

Foreign buyer share of single-family purchases (13.2 per cent falling to 1.7 per cent) and the 6 per cent neighbourhood price effect: Tsur Somerville (UBC Sauder School of Business), Andrey Pavlov (SFU Beedie School of Business) and Jake Wetzel, "Foreign Buyer Taxes and Housing Affordability," Real Estate Economics. Summary at sauder.ubc.ca. Full paper at onlinelibrary.wiley.com.
Provincial transaction data for June 10 to August 31, 2016, including the 9.3 per cent Metro Vancouver share and the post-tax figures: BC Ministry of Finance, "Updated residential real estate data," news.gov.bc.ca/releases/2016FIN0041-001774.
Non-resident ownership rates for the Vancouver CMA (2017): Statistics Canada, "Non-resident Ownership of Residential Properties in Toronto and Vancouver: Initial data from the Canadian Housing Statistics Program," statcan.gc.ca.
Non-resident ownership rates for 2018 and 2019: Statistics Canada, "Canadian Housing Statistics Program, 2019," statcan.gc.ca.
Federal ban timing, scope and the current January 1, 2027 expiry: Prohibition on the Purchase of Residential Property by Non-Canadians Act, in force January 1, 2023, extended by two years on February 4, 2024. Canada Mortgage and Housing Corporation, cmhc-schl.gc.ca.
Analysis of the 2027 expiry, alternative policy models and market impact: Canadian Mortgage Professional, "Canada's foreign buyer ban is expiring, what comes next could reshape the market," mpamag.com.
Provincial taxes remaining in force independently of the federal ban: Deeded, "Canada's Foreign Buyer Ban Ends January 1, 2027," deeded.ca.

This article is general information about the BC and Canadian housing market and is not legal, tax, or financial advice for any individual situation. Figures were verified as of August 2026.

Understanding Different Roofing Types in BC 🏠

Tue, 18 Aug 2026 17:35:37 GMT

When buying a home in BC, the roof is one of those things that can easily get overlooked. But with our rain, snow, and changing weather conditions, the type and condition of a roof can have a big impact on a home’s maintenance and long-term costs.

Here are a few common roofing systems you’ll come across in the Lower Mainland:

Asphalt Shingles

One of the most common roofing materials for detached homes. Asphalt shingles are relatively affordable, easy to maintain, and come in a variety of styles. Depending on the quality and installation, they can last for many years, but eventually will need replacement.

Single-Ply Roofing

Often seen on flatter or low-slope roofs, single-ply systems use a membrane such as TPO, PVC, or EPDM. They can provide good waterproofing and are commonly used on townhomes, condos, and some residential properties. Proper installation and drainage are especially important with these systems.

Hot Tar / Built-Up Roofing

Hot tar roofing is another system commonly associated with low-slope or flat roofs. It typically uses multiple layers of roofing materials combined with asphalt. These roofs can be durable, but maintenance and proper drainage are important, particularly in our wet climate.

The Bottom Line

The type of roof is only part of the equation. Age, installation quality, ventilation, drainage, maintenance, and the overall condition of the roof are all important factors to consider.

If you’re buying a home, don’t just ask “What type of roof is it?” — ask “How old is it, how has it been maintained, and when might it need replacement?”

A roof may not be the most exciting part of a home purchase, but it can be one of the most important. 🏡

The Right Home Isn’t Always the Perfect Home

Tue, 18 Aug 2026 17:33:44 GMT

When buying a home, it’s easy to get caught up looking for the “perfect” property. The perfect neighbourhood, perfect layout, perfect kitchen, perfect yard… but in reality, that home may not exist.

A great home is often about finding the right balance between location, price, condition, and your lifestyle. Sometimes a home needs a few updates. Sometimes the layout isn’t exactly what you imagined. And sometimes the best opportunity is a property that other buyers have overlooked.

The key is knowing what truly matters to you and what can be changed over time.

Whether you’re thinking about buying your first home, moving up, downsizing, or simply curious about what’s available, having a clear plan can make the process much easier.

The perfect home may be hard to find — but the right home is out there. 🏡

If you’re considering making a move, feel free to reach out. I’m always happy to chat about the market and what might make sense for you.

New property listed in Willoughby Heights, Langley

Sat, 15 Aug 2026 09:12:46 GMT

I have listed a new property at 407 19645 64 Avenue in Langley. See details here

Very well maintained 2 bed, 2 bath rancher-style townhouse with unique floor plan located in Willoughby. Many recent upgrades including: flooring, fresh paint, granite countertops, appliances & garage door motor. The 2 bedrooms are located at opposite ends of the unit. The large primary bedroom features a walk-thru California closet & lovely 3 piece ensuite. Open-concept living/dining area with cozy gas fireplace, opening to a huge patio & beautiful yard that stretches the length of this unit! The large, bright kitchen/eating area features a bay window with electric blinds, gorgeous tile floors & glass doors accessing the huge patio. Laundry & 4 piece main bath compliment the remainder of this stylish home. Electricity & heat included in the strata fees. Walking distance to shops/transit.

New property listed in Cloverdale BC, Cloverdale

Sat, 15 Aug 2026 09:12:46 GMT

I have listed a new property at 17030 Hereford Place in Surrey. See details here

First time on the market in 23 yrs! The perfect family home in W. CLOVERDALE. This split-entry offers many updates incl. new roof (2024) & new furnace w/heat pump A/C (2025). Upstairs has an open-concept CUSTOM kitchen w/quartz counters, gas range, under-cabinet lighting, oversized eat-up island, dining area off kitchen, large living rm w/ gas f/p, updated family bath, primary w/ensuite + 2 more bdrms. Downstairs offers a rec rm, family rm, laundry & SUITE POTENTIAL w/wet bar & capped gas line for stove + access to the DOUBLE garage. The SOUTH facing backyard has an AMAZING 800 sqft 2-tier composite deck w/multiple seating areas & covered BBQ area off the kitchen - an entertainer's dream! All on a 7,200 sqft, fully fenced, PRIVATE LOT w/access to Cloverdale Heights Park from your backyard!

Not Every Home Is a Good Deal

Fri, 14 Aug 2026 20:49:31 GMT

With more options available in the market, it can be tempting to focus on finding the cheapest home possible. But the lowest price doesn’t always mean the best value.

Things like location, condition, future resale potential, property taxes, strata fees, and upcoming expenses can all make a big difference in the long run.

The goal isn’t just to find a home you can afford — it’s to find a home that makes sense for you financially and personally.

Sometimes, paying a little more for the right property can be a much better decision than getting a “deal” on the wrong one. 🏡

The Value of Being Ready

Fri, 14 Aug 2026 20:48:31 GMT

One of the biggest advantages in real estate isn’t necessarily having the most money — it’s being ready when the right opportunity comes along.

Having your financing in place, knowing what you want, and understanding the market can make a huge difference when that perfect home hits the market.

In a market with plenty of options, buyers can take their time and be selective. But when the right property comes along, being prepared can help you move quickly and confidently.

If you’re thinking about buying this year, it’s never too early to start getting prepared. 🏡

I have sold a property at 403 15621 Marine Drive in White Rock

Sat, 08 Aug 2026 09:13:33 GMT

I have sold a property at 403 15621 Marine Drive in White Rock on Jul 27, 2026. See details here

Welcome to Pacific Pointe, just across the street from White Rock Beach! This 1 bed + (den) & 2 bath PENTHOUSE features numerous upgrades including refreshed kitchen cabinets, quartz countertops in kitchen and baths, new faucets, under-mount sinks, backsplash, lighting, appliances, window coverings and fresh paint throughout. The functional layout offers a spacious kitchen with ample storage, dining area, a bright living room with cozy gas fireplace, plus a versatile den. Enjoy your morning coffee with the sea breeze on your private north-facing deck. The large primary bedroom includes double closets and an ensuite. There’s also a second full bath! Enjoy the convenience of living steps from the beach and ocean; stroll down the promenade with its cafes, restaurants and all kinds of shops!

I have sold a property at 109 20189 54 Avenue in Langley

Fri, 07 Aug 2026 09:13:13 GMT

I have sold a property at 109 20189 54 Avenue in Langley on Jul 26, 2026. See details here

Welcome to Catalina Gardens! This private ground-floor corner unit offers 2 beds & 2 baths, with abundant windows bringing in natural light! Enjoy a dedicated laundry room w/new side-by-side washer & dryer. The UPDATED, OPEN kitchen features a large eat-up island, granite countertops, white shaker cabinets with ample storage, under-cabinet lighting and stainless steel appliances. The spacious dining area flows into the living room w/a cozy gas fireplace & access to a PRIVATE patio surrounded by hedges. The LARGE primary bedroom also includes its own patio, walk-through double closet and ensuite. Second bedroom is good size w/the family bath beside it! 1 parking & storage included w/plenty of street parking. Great, fully rain-screened, building, close to parks, transit, schools & shopping!

I have sold a property at 938 Stevens Street in White Rock

Sat, 01 Aug 2026 09:12:22 GMT

I have sold a property at 938 Stevens Street in White Rock on Jul 20, 2026. See details here

Welcome home to this beautifully updated two-storey home in one of White Rock’s most sought-after areas - East Beach! Freshly painted, with hardwood floors throughout, this 4 bed, 3 bath home boasts a huge, recently (’24) renovated kitchen with new appliances, spa-like bathrooms with new showers, toilets and a jacuzzi tub, plus California shutters and peekaboo ocean views. Enjoy 2 bedrooms up and a 2-bedroom suite down with separate access - perfect for extended family or rental income. Other features include a covered back deck, hot water on demand, new washer & dryer, new garage doors, and a new backyard retaining wall. Steps from the promenade, pier and White Rock’s waterfront shops & restaurants, this is beachside living at its best!

I have sold a property at 32 31098 Westridge Place in Abbotsford

Fri, 31 Jul 2026 11:18:00 GMT

I have sold a property at 32 31098 Westridge Place in Abbotsford on Jul 17, 2026. See details here

FANTASTIC VALUE! Why buy a condo when you can own a townhouse in a master-planned community by Polygon! The OPEN floor plan features newer vinyl plank flooring, kitchen w/granite counters, S/S appliances, new dishwasher, dining area, spacious living room + a RARE walk out, fully fenced PRIVATE yard off the main floor, perfect for pets, entertaining & BBQing! Upstairs features a large primary bedroom w/cheater ensuite equipped w/double sink, separate tub & shower + another good sized second bedroom! Single car garage + a huge pad in front, big enough to fit a large pick-up truck! Across the street from Rick Hansen High School & a short walk to Eugene Reimer Middle School & Harry Sayers Elementary. Enjoy access to resort-style amenities! Pool, hot tub, gym, hockey room, guest suite & more!

Why Preparation Makes All the Difference

Thu, 30 Jul 2026 16:04:50 GMT

Whether you’re buying or selling, the most successful real estate transactions usually have one thing in common: preparation.

For buyers, getting pre-approved, understanding your budget, and knowing what you’re looking for can make all the difference when the right home comes along.

For sellers, taking the time to declutter, complete small repairs, and price your home correctly from day one can lead to more interest and stronger offers.

The market will always have ups and downs, but being prepared puts you in the best position to take advantage of the opportunities that come your way.

Even if you’re not planning to move for another six months or even a year, starting the conversation early gives you time to make informed decisions without feeling rushed.

If you have questions about the current market, your home’s value, or you’re just wondering what your options are, don’t hesitate to reach out. I’m always happy to help—no pressure, just honest advice.

Real Estate Is More Than Just Timing

Thu, 30 Jul 2026 16:03:33 GMT

One of the biggest questions I get is, “Is now a good time to buy or sell?”

The truth is, there’s rarely a perfect time. Every market has its opportunities, and the right decision depends on your goals—not the headlines.

For buyers, there may be more inventory to choose from, less competition, or more room to negotiate. For sellers, properly priced homes that show well are still attracting serious buyers.

Real estate is a long-term investment. Waiting for the “perfect” market can sometimes mean missing the right home or delaying plans that matter to you and your family.

Whether you’re buying your first home, moving up, downsizing, or simply curious about what your property is worth, having the right information helps you make confident decisions.

If you’re thinking about making a move—even if it’s months away—I’d be happy to answer your questions and help you build a plan.

📩 Feel free to reach out anytime. There’s never any pressure, just honest advice.

New property listed in East Newton, Surrey

Fri, 24 Jul 2026 09:11:28 GMT

I have listed a new property at 87 6665 138 Street in Surrey. See details here

Welcome to the family-friendly community of Hyland Creek Estates! This 2 bed, 1 bath townhouse offers a functional layout and is ready for your ideas. The kitchen features plenty of cabinet space and opens to the dining area and living room. From here, walkout to your private patio which backs onto greenspace - perfect for kids, pets and entertaining! Upstairs features two generously-sized bedrooms and a full bathroom. Includes one parking space, ample street parking and a large storage room conveniently located beside the entrance. Enjoy the outdoor pool, clubhouse and playground in this quiet, welcoming complex. A wonderful place to call home!

New property listed in Langley City, Langley

Fri, 24 Jul 2026 09:11:27 GMT

I have listed a new property at 204 20350 54 Avenue in Langley. See details here

Open House. Open House on Sunday, July 26, 2026 12:00PM - 2:00PM

Thu, 23 Jul 2026 09:12:10 GMT

Please visit our Open House at 403 15621 Marine Drive in White Rock. See details here

Open House on Sunday, July 26, 2026 12:00PM - 2:00PM

Open House. Open House on Saturday, July 25, 2026 2:00PM - 4:00PM

Thu, 23 Jul 2026 09:12:10 GMT

Please visit our Open House at 4611 203a Street in Langley. See details here

Open House on Saturday, July 25, 2026 2:00PM - 4:00PM

Welcome to this basement-entry home nestled on a quiet cul-de-sac in the sought-after Creekside neighbourhood! Lovingly maintained by the same owners for over 33 years, this home offers a spacious foyer leading to a bright living room with oversized windows, abundant natural light & a cozy gas fireplace. The kitchen features refaced cabinets, updated countertops & vinyl flooring with an adjoining dining area that opens to a peaceful, covered deck. The primary bedroom includes an ensuite while two additional bedrooms complete the upper level. Downstairs offers a large rec room, spacious den (potential 4th bedroom), full bath with jacuzzi tub plus a laundry room. Single garage, approx. 6 year old roof, air conditioning & a private backyard oasis that is perfect for relaxing or entertaining!

New property listed in Langley City, Langley

Wed, 22 Jul 2026 09:12:21 GMT

I have listed a new property at 4611 203a Street in Langley. See details here

Surrey & Langley SkyTrain Update: Why It Matters for Homeowners

Mon, 20 Jul 2026 16:08:40 GMT

The Surrey-Langley SkyTrain extension is no longer just a plan—it’s quickly becoming a reality. Construction is well underway, and the progress happening along Fraser Highway is changing the landscape of both Surrey and Langley.

The 16-kilometre extension will add eight new SkyTrain stations, connecting King George Station to Langley City Centre. As of this year, all eight stations are officially under construction, more than 30% of the elevated guideway has been completed, and track installation has already begun. The line is expected to open in late 2029.

So why does this matter?

Improved transit has historically had a positive impact on surrounding communities. Easier access to rapid transit often leads to increased demand for nearby homes, new businesses, higher-density development, and more amenities. While no one can guarantee future home values, properties located near major transit investments have traditionally attracted strong buyer interest.

Once complete, the SkyTrain is expected to reduce travel time between Langley City Centre and King George Station to approximately 22 minutes—more than 25 minutes faster than today’s bus service. It will also provide a direct connection to the rest of Metro Vancouver without needing to sit in Fraser Highway traffic.

If you’ve driven through Surrey or Langley lately, you’ve probably noticed lane closures, construction equipment, and major work taking place. While the short-term inconvenience can be frustrating, it’s all part of one of the largest infrastructure investments in our region’s history.

Whether you’re a homeowner, investor, or someone thinking about buying in Surrey or Langley, this is a project worth watching. As the stations continue to take shape over the next few years, we can expect continued growth, redevelopment, and exciting opportunities throughout the Fraser Highway corridor

Save Thousands by Upgrading to an Energy-Efficient Home

Mon, 20 Jul 2026 16:06:49 GMT

If you’re thinking about making improvements to your home, now is a great time to look into energy-efficient upgrades. Between rebates offered through FortisBC, CleanBC, and select federal and provincial programs, homeowners can significantly reduce the upfront cost of renovations while lowering their monthly utility bills.

Some of the most popular upgrades include high-efficiency heat pumps, heat pump water heaters, insulation, windows, and smart home energy improvements. While the initial investment can vary, here are some rough estimates:

Heat pump: $10,000–$20,000+

Heat pump water heater: $3,000–$6,000

New windows: $800–$1,500 per window

Additional insulation: $2,000–$8,000

Fortunately, many of these upgrades qualify for rebates. For example, eligible homeowners can receive up to $4,000 toward a qualifying cold-climate heat pump and up to $1,000 for an eligible heat pump water heater, with even higher rebates available for income-qualified households. Programs and funding levels can change, so it’s always worth checking what’s currently available before starting your project.

Beyond the rebates, these improvements can pay off over time through lower heating and cooling costs, improved comfort, and reduced maintenance. Depending on your home and the upgrades you choose, it’s not uncommon for homeowners to save hundreds of dollars per year on energy bills while increasing the overall value and appeal of their property.

If you’re planning to stay in your home for years to come, these upgrades can provide long-term savings. If you’re thinking about selling, buyers are placing more value on energy-efficient homes because they know they’ll benefit from lower operating costs from day one.

Before starting any renovation, be sure to check the latest rebate programs available through FortisBC and CleanBC, or speak with a qualified contractor who can help determine which incentives your project may qualify for. A little research upfront could save you thousands.

New property listed in Langley City, Langley

Fri, 17 Jul 2026 09:12:05 GMT

I have listed a new property at 22 5216 201a Street in Langley. See details here

Open House. Open House on Tuesday, July 21, 2026 4:00PM - 6:00PM

Thu, 16 Jul 2026 09:12:29 GMT

Please visit our Open House at 403 15621 Marine Drive in White Rock. See details here

Open House on Tuesday, July 21, 2026 4:00PM - 6:00PM

I have sold a property at 466 8328 207a Street in Langley

Sat, 11 Jul 2026 09:11:19 GMT

I have sold a property at 466 8328 207a Street in Langley on Jun 29, 2026. See details here

Welcome to Yorkson Creek in desirable Willoughby! This 2 bed+den, 2 bath CORNER unit offers SPECTACULAR MOUNTAIN VIEWS w/large wrap-around PRIVATE deck & a great floor plan. West Coast contemporary design w/high-end finishings throughout. Features include a versatile den/office, built-in closet organizers, open kitchen w/granite countertops, solid wood cabinets, s.s. appliances, under-cabinet lighting & eat-up island flowing into the dining & living areas w/large windows for lots of natural light. Primary bedroom includes AC & spa-inspired ensuite w/heated tile floors, double vanity, soaker tub, travertine tile & rain shower. Includes 2 parking stalls & a storage locker. Also: gym, meeting room, EV charging. Steps to schools, dog park, new playground w/water park & Willoughby Town Centre.

Why Buyers Pay More for the View

Sat, 11 Jul 2026 04:29:42 GMT

Have you ever wondered why two nearly identical homes can sell for very different prices? One of the biggest factors is the view.

Whether it’s overlooking the ocean, mountains, a golf course, or even a beautiful city skyline, buyers are often willing to pay a premium for what they see every day. A great view isn’t just about aesthetics—it’s about lifestyle.

The same applies to condos. In many buildings, higher floors typically command higher prices thanks to better views, increased privacy, and less street noise. Even if the layout is identical, the floor you’re on can make a significant difference in value.

While a view isn’t everything, it’s one of those features that can’t be renovated or added later. Location and outlook are permanent, and buyers recognize their value.

If you’re buying or selling, don’t underestimate the impact of what’s outside the window.

New property listed in White Rock, South Surrey White Rock

Fri, 10 Jul 2026 09:12:52 GMT

I have listed a new property at 938 Stevens Street in White Rock. See details here

Welcome home to this beautifully updated two-storey home in one of White Rock’s most sought-after areas - East Beach! Freshly painted, with hardwood floors throughout, this 4 bed, 3 bath home boasts a huge, recently (’24) renovated kitchen with new appliances, spa-like bathrooms with new showers, toilets and a jacuzzi tub, plus California shutters and peekaboo ocean views. Enjoy 2 bedrooms up and a legal 2-bedroom suite down with separate access - perfect for extended family or rental income. Other features include a covered back deck, hot water on demand, new washer & dryer, new garage doors, and a new backyard retaining wall. Steps from the promenade, pier and White Rock’s waterfront shops & restaurants, this is beachside living at its best!

I have sold a property at 216 20068 Fraser Highway in Langley

Thu, 09 Jul 2026 09:13:01 GMT

I have sold a property at 216 20068 Fraser Highway in Langley on Jun 25, 2026. See details here

FRESHLY CLEANED AND MOVE IN READY!! Welcome to Varsity!! This 2 bed, 2 bath condo is move-in ready & features a BRIGHT, OPEN floor plan w/ bedrooms on opposite sides for extra privacy. Kitchen features SS appliances, GAS range, plenty of cabinets, granite countertops & breakfast bar. There’s a laundry room! (with lots of storage) & a designated dining area, leading to the spacious living room. Enjoy a morning coffee or BBQing on the north-facing balcony (with a gas hookup - & strata fee covers the gas!). Primary bdrm fits a king bed & includes a spa-like ensuite with a good-sized 2nd bdrm (B/I closet organizers in all closets!). Centrally located in Downtown Langley, just steps from shopping, dining, schools, parks, recreation & a short walk to future Skytrain station! Pet Friendly!

Open House. Open House on Sunday, July 12, 2026 2:00PM - 4:00PM

Thu, 09 Jul 2026 09:13:01 GMT

Please visit our Open House at 403 15621 Marine Drive in White Rock. See details here

Open House on Sunday, July 12, 2026 2:00PM - 4:00PM

New property listed in Abbotsford West, Abbotsford

Sat, 04 Jul 2026 09:12:24 GMT

I have listed a new property at 32 31098 Westridge Place in Abbotsford. See details here

I have sold a property at 11762 80a Avenue in Delta

Wed, 01 Jul 2026 09:12:34 GMT

I have sold a property at 11762 80a Avenue in Delta on Jun 17, 2026. See details here

First time on the market in over 20 years! Tucked in a quiet family-friendly cul-de-sac this UPDATED home has been well maintained! Main floor features LARGE foyer, media/rec room + den (or bdrm), laundry room, new bathroom w/shower & single garage. Upstairs has a bright living room w/cozy wood-burning fireplace, Hunter Douglas blinds, CROWN molding, large dining area, UPDATED kitchen w/quartz counters & SS appliances. PRIVATE heated, covered deck w/gas hookup - great for entertaining! Updated family bath w/HEATED FLOORS, large primary bdrm w/custom closets & ensuite w/heated floors, plus 2 other good-sized bdrms. Private backyard w/jacuzzi hot tub - so relaxing! NEW roof & windows in 2016. Irrigation system! All this & just steps to transit, shopping & schools - perfect for the family!

🏡 Why Summer Is a Great Time to Make a Move

Mon, 29 Jun 2026 02:32:44 GMT

Summer is one of the busiest seasons in real estate—and for good reason. Longer days, beautiful weather, and increased buyer activity make it an excellent time to buy or sell a home.

If you're thinking about selling, preparing your home with a little curb appeal, a deep clean, and a few small updates can make a lasting first impression. If you're buying, having your financing in place and knowing your priorities can help you move quickly when the right property comes along.

Whether you're ready to make a move or just exploring your options, staying informed is the first step toward making confident real estate decisions.

Have questions about today's market or wondering what your home could be worth? I'd be happy to help. Reach out anytime! 🏠✨

Open House. Open House on Sunday, June 28, 2026 2:00PM - 4:00PM

Thu, 25 Jun 2026 09:12:13 GMT

Please visit our Open House at 17030 Hereford Place in Surrey. See details here

Open House on Sunday, June 28, 2026 2:00PM - 4:00PM

New property listed in Salmon River, Langley

Thu, 25 Jun 2026 09:12:13 GMT

I have listed a new property at 5951 237a Street in Langley. See details here

Why Buy a Home Today?

Tue, 23 Jun 2026 16:04:09 GMT

There seems to be a lot of hesitation in today’s real estate market. Between interest rates, economic headlines, and uncertainty about the future, many buyers are choosing to wait. But sometimes waiting can be more costly than taking action.

One of the biggest advantages buyers have right now is choice. Inventory levels are higher than they’ve been in years, which means more homes to choose from and less competition compared to the frenzy we saw during the pandemic market.

Buyers also have more negotiating power. Conditions such as financing, inspections, and longer possession dates are becoming more common again. In many cases, sellers are willing to work with buyers to get a deal done.

Another thing to consider is that trying to time the market perfectly is nearly impossible. Many of the people who bought homes years ago were nervous too. What mattered most wasn’t buying at the absolute bottom, it was getting into the market and starting to build equity.

If interest rates decrease in the future, more buyers will likely enter the market, increasing competition and potentially driving prices higher. Buying now could allow you to secure a home while conditions remain favorable.

Every situation is different, but if you’ve been thinking about buying, today may be worth a closer look than you think.

If you’d like to discuss your options and see what’s available in today’s market, feel free to reach out.

Open House. Open House on Sunday, June 21, 2026 11:00AM - 1:00PM

Fri, 19 Jun 2026 09:12:23 GMT

Please visit our Open House at 1707 301 Capilano Road in Port Moody. See details here

Open House on Sunday, June 21, 2026 11:00AM - 1:00PM

Open House. Open House on Sunday, June 21, 2026 2:00PM - 4:00PM

Fri, 19 Jun 2026 09:12:23 GMT

Please visit our Open House at 109 20189 54 Avenue in Langley. See details here

Open House on Sunday, June 21, 2026 2:00PM - 4:00PM

Open House. Open House on Sunday, June 21, 2026 2:00PM - 4:00PM

Thu, 18 Jun 2026 09:28:52 GMT

Please visit our Open House at 109 20189 54 Avenue in Langley. See details here

Open House on Sunday, June 21, 2026 2:00PM - 4:00PM

New property listed in White Rock, South Surrey White Rock

Thu, 18 Jun 2026 09:28:51 GMT

I have listed a new property at 403 15621 Marine Drive in White Rock. See details here