Have Buyers and Sellers Settled Into the New Normal in White Rock and South Surrey?

Lately, I’ve been having a lot of conversations with people who are still trying to make sense of today’s market.

And I understand why.

For a lot of homeowners in White Rock and South Surrey, the frame of reference is still those frothy peak years when it felt like almost anything would sell quickly, and sellers could name a price and expect the market to come to them.

That market is gone.

What we’re seeing now is a market that feels more balanced and more thoughtful. CMHC says resale markets in 2026 are showing signs of recovery but are still below long-term averages, and RE/MAX describes Greater Vancouver as largely balanced in early 2026, with condos leaning more toward a buyer’s market.

I think one of the biggest adjustments has been psychological.

For years, especially in Greater Vancouver, a lot of sellers were conditioned to believe that if they simply put a home on the market and waited, the price would keep rising until somebody paid it. That mentality made sense in a very different environment, but it doesn’t translate as well today.

Some sellers are still slow to adjust their expectations to reflect current conditions. They remember what a neighbour sold for a few years ago, or what people were talking about in 2021, and they use that as their benchmark.

The problem is that 2021 was not a normal market.

At the end of 2021, the Bank of Canada’s policy rate was 0.25%, and the Bank was still describing that level as the effective lower bound. RE/MAX says plainly that the era of historically ultra-low rates is behind us and unlikely to return.

That matters because prices during that period were being supported by borrowing conditions that were unusually cheap. In other words, those numbers were real, but they were being produced in an environment that was not a very good reflection of normal long-term real estate conditions.

That’s why I often tell clients that comparing today’s market to the peak of 2021 can be misleading.

A better question is this: what is the market willing to pay now, under today’s borrowing conditions, inventory levels, and buyer behaviour?

That’s the conversation that matters.

The other thing some sellers overlook is that if they’re also planning to buy in the same market, they don’t just need to think about what they’re selling for. They also need to think about what they’re buying for.

This is especially important for downsizers and move-up buyers.

If your sale price is lower than it might have been during the peak years, the property you’re buying is often affected by the same market conditions. In a more balanced market, there is usually more room to think, more room to negotiate, and less pressure to make rushed decisions. BCREA notes that a balanced market in BC generally sits within a sales-to-active-listings ratio of roughly 0.15 to 0.25, which is helpful because it reminds people that not every market needs to feel overheated to be healthy.

That’s one of the reasons I actually think this kind of market can be a better time to move for a lot of people.

You have more time to compare options.

You have more time to review documents.

You have more time to think about whether a building, neighbourhood, or floor plan really fits your lifestyle.

And if you’re helping a parent downsize, or if you’re a homeowner trying to simplify life and make a thoughtful move, that breathing room can be incredibly valuable.

In the hotter years, many people felt forced into rushed decisions. They were writing offers quickly, stretching their comfort zones, and trying to keep up with a market that didn’t leave much space for reflection.

This market is different.

It rewards planning. It rewards realistic pricing. It rewards patience. And in my opinion, that often leads to better outcomes.

That doesn’t mean sellers can ignore presentation or pricing strategy. Quite the opposite. If anything, those details matter more now. Homes that are priced properly and positioned well still attract strong interest. But it does mean the old habit of testing the market with an aspirational price and hoping for the best is less reliable than it used to be.

The buyers today are more careful.

They are paying attention to value.

They are taking more time.

And they are much less likely to chase a property just because it exists.

That may frustrate some sellers, but from a broader perspective, I actually think it creates a healthier environment for people making real life decisions.

And that’s what most of my clients are doing. They’re not moving because of headlines. They’re moving because they want less maintenance, a better location, a more practical floor plan, or a lifestyle that makes more sense for the next chapter.

For those people, waiting for the market to feel perfect usually isn’t the answer.

Understanding the market clearly is.

If you’ve been wondering whether now is the right time to make a move in White Rock or South Surrey, or if you’re trying to make sense of how today’s market compares to the peak years, I’m always happy to talk it through.

Sometimes one conversation can save people a lot of time, especially when they’re trying to balance both sides of a move.

Every move starts with a conversation about your priorities.