SELLING IN AN UNCERTAIN MARKET: WHAT WHITE ROCK AND SOUTH SURREY HOMEOWNERS NEED TO KNOW

There is a lot of uncertainty in the real estate market right now. Homeowners are hearing about interest rates, slower sales, price adjustments and changing buyer confidence, often all at the same time. It is understandable that many sellers are unsure whether they should move now, wait for the market to improve or simply stay where they are.

In many of my recent conversations with homeowners in White Rock and South Surrey, the hardest part has not been deciding whether to sell. It has been understanding where the market is today, rather than where it was a few years ago.

For some people, selling now may make sense. For others, waiting may be better. The important thing is to decide using current information, not an outdated value or a general headline.

1. THE MARKET HAS CORRECTED, EVEN IF IT DOES NOT ALWAYS FEEL THAT WAY

One of the most common conversations I am having is with homeowners who have not fully recognized how much the market has changed.

This is not a criticism. It is human nature to remember the highest price a neighbour received or the value suggested during an earlier appraisal. Homeowners also have an emotional connection to their property and remember every improvement they have made.

Buyers, however, are comparing your home with what is available today. They are looking at recent sales, competing listings, financing costs, monthly payments and the condition of each property. They are usually less concerned with what a similar home might have sold for at the peak of the market.

The July 2026 Fraser Valley statistics help illustrate the change. The Fraser Valley Real Estate Board reported 1,089 sales, 2,836 new listings and 10,044 active listings. Inventory remained 32 per cent above the 10 year seasonal average, while the sales-to-active listings ratio was 11 per cent, placing the region in buyer’s market territory. The composite benchmark price was $877,600, down 7 per cent from July 2025.

These regional figures do not determine the value of an individual home. White Rock and South Surrey contain many smaller markets, including detached homes, townhomes, condos and individual strata buildings. Still, the numbers help explain why buyers have more choice and are more careful about price.

2. PRICING IS NOT ABOUT GIVING YOUR HOME AWAY

Acknowledging a market correction does not mean underselling your property. It means positioning the home according to the market that actually exists.

In a slower market, an overly ambitious list price can create several problems. The home may receive fewer showings, buyers may assume the seller is not realistic, and the listing can lose its initial momentum. If price reductions follow, buyers may begin wondering whether there is something wrong with the property, even when there is not.

This is why I prefer to look beyond a single estimated value. Recent sales matter, but so do competing listings, properties that failed to sell, average selling times and the difference between asking and sale prices. The home’s condition, location, layout and strata history also affect demand.

The goal is not to choose the lowest price. It is to establish a price and strategy supported by current evidence.

3. IF YOU ARE BUYING AND SELLING IN THE SAME MARKET, LOOK AT THE WHOLE MOVE

Another conversation I frequently have is with homeowners who want to wait until their property rises in value before making a move.

That can sound reasonable, but there is another side to consider. If you plan to sell and purchase in the same general market, the home you want to buy may rise as well.

For example, if you are moving from one detached home to another of similar value, waiting for prices to recover may not materially improve your position. You may receive more for your current home, but you may also pay more for the replacement.

If you are moving up to a more expensive property, a softer market can sometimes work in your favour because the dollar difference between the two homes may be smaller. If you are downsizing, the calculation can be different. A rising market may increase the dollar gap between the home you sell and the smaller property you buy, but that outcome depends on property type, neighbourhood and demand.

This is why sellers should focus on the net result of the move, not only the sale price of their present home.

The more useful questions are:

• What are my current home and my replacement property realistically worth today?

• What is the price difference between them?

• How will transaction costs and financing affect the result?

• Would the move improve my lifestyle, monthly budget or long-term plans?

No one can guarantee what prices will do next. Comparing both sides of the transaction gives you a much more useful basis for deciding than trying to identify the perfect month to sell.

4. START THE CONVERSATION WELL BEFORE YOU NEED TO MOVE

One of the best things a homeowner can do in this market is begin planning early.

That does not mean putting a sign on the lawn. It means understanding your options before a deadline, health change, job transfer, family need or purchase opportunity forces you to make several decisions at once.

An early conversation can help you decide whether to sell first or buy first, which repairs are worthwhile, whether a subject-to-sale offer could be practical and what financing questions to discuss with a mortgage professional. You can also compare likely possession dates and research the area or type of property you hope to purchase.

Having this information ahead of time can reduce pressure. It also gives you time to prepare the property thoughtfully, organize documents, speak with your lender and decide what conditions would make a move worthwhile.

Sometimes the conclusion is that selling now does not make sense. That is still a useful outcome. Knowing why you are waiting, and what conditions would change your decision, is far better than waiting without a plan.

5. EVERY SELLER’S SITUATION IS DIFFERENT

Market statistics are important, but they are only one part of the decision.

A longtime owner who is downsizing has different considerations from a family that needs another bedroom. Someone relocating for work may have a firm timeline, while another seller may be able to wait for the right offer.

The property itself matters too. A well-presented home in a desirable location can still attract strong interest, but buyers with more choice may be less willing to overlook deferred maintenance, unusual layouts, high strata fees or an unsupported asking price.

There is no single piece of advice that applies to every seller. The right approach depends on the home, the competition, the seller’s financial position and what comes next.

A CLEAR PLAN CAN REDUCE THE UNCERTAINTY

Uncertainty does not mean that homeowners should avoid making decisions. It means those decisions deserve more preparation.

If you are considering a move within the next six months, year or even two years, it can be helpful to understand what your home might sell for today, what your next property may cost and what steps would put you in a stronger position when the time comes.

You do not need to be ready to list your home to ask those questions. I am always happy to have a calm, straightforward conversation about the market, review the numbers with you and help you think through the options. If the best decision is to wait, I will tell you that. If there is a practical path forward, we can map it out together, at your pace.

The goal is not to predict the market perfectly. It is to make sure your next move makes sense for you.