Market stats Fraser Valley Real Estate

The Fraser Valley Real Estate Board released its September 2026 numbers, and the story is a familiar one with a few new twists. Prices keep softening, choice is plentiful, and buyers are still holding back.

Let's break this down. The Fraser Valley recorded 922 sales in September, down two per cent from August and four per cent below the same month last year. Demand is still subdued, even with prices where they are.

More sellers came back after a quieter summer. There were 2,818 new listings in September, up 19 per cent from August, but still 18 per cent below September of last year.

Inventory held steady, with 9,763 active listings, a 0.2 per cent decline from August. That is still 31 per cent above the 10-year seasonal average. The Fraser Valley has spent most of the last two years in a buyer's market, and September did not change that. A balanced market is typically defined by a sales-to-active listings ratio between 12 and 20 per cent.

Here is what the numbers look like on benchmark pricing. The composite benchmark price for a typical Fraser Valley home fell one per cent from August and is down seven per cent from a year ago.

Single-family detached homes are benchmarking at $1,300,000, down 1.5 per cent from August and down 8.8 per cent year-over-year.

Townhomes are at $745,300, down 0.7 per cent from August and down 6.2 per cent year-over-year.

Apartments are at $461,800, down 0.9 per cent from August and down 9.3 per cent year-over-year.

Average days to sell were 46 days for condos, 45 days for single-family detached homes, and 38 days for townhomes.

Here's the reality. Ishaq Ismail, Chair of the Fraser Valley Real Estate Board, pointed out that the benchmark price for a single-family home is now $460,000 below its March 2022 peak. For buyers who are in a position to act, that is a significant shift in affordability, and it may create an opportunity for some households to move into a different segment of the market. Anthony Boone, Interim CEO of the Board, noted that a succession of economic shocks has weighed on consumer confidence, and that despite lower prices and more choice, buyers remain cautious.

If you are a move-up buyer, the gap between what you sell for and what you buy for has been narrowing in your favour. It is worth running the numbers on a segment you could not reach a couple of years ago.

If you are a first-time buyer, apartments and townhomes are down meaningfully from a year ago, and there is plenty of inventory to choose from. Check in with a mortgage broker about where you actually stand.

If you are a seller, buyers have choice and they know it. Homes priced for today's market are still moving. Homes priced for last year's market are sitting.

If you are looking for a local real estate expert in South Surrey, White Rock, or the Fraser Valley to help you get ahead in the market, feel free to reach out. I am here to help.

I recently worked with a family through a probate sale, and it turned into one of the most time consuming, complicated transactions I've handled in a while. It got me thinking about how many people don't know there's a legal way to avoid probate altogether, and what it actually costs when they don't.

Selling a home during probate adds months to a transaction and a real cost most families don't see coming. If you own property with aging parents, or you're thinking about your own estate plan, this is worth a few minutes of your time.

Let's break this down.

Probate is the legal process where the BC Supreme Court reviews a will, confirms it is valid, and formally authorizes the executor to act on the estate. It sounds like a formality, but it is not free and it is not fast.

The cost. Probate fees in BC are essentially 1.4 per cent of the value of the estate. On an estate worth 1,000,000 dollars, that works out to roughly 14,000 dollars paid directly to the province, on top of legal fees and the time the executor puts in.

The time. Probate applications typically take anywhere from a couple of months to a year, depending on the size of the estate, how many beneficiaries are involved, and how quickly third parties respond. The full estate administration process, start to finish, can take up to two years.

There is a common workaround, and it is the one most families ask me about.

Joint tenancy. If parents add their adult children to title as joint tenants, the property passes directly to the surviving owners when the parents pass away, with no probate required and no probate fees owed on that asset.

That sounds like an easy win, and in some cases it is. But it comes with real risk, and it is not something to do without legal advice.

You lose control. Once your children are on title, you need their agreement to sell or mortgage the property. It is no longer entirely yours to manage on your own.

The property is exposed. If a child on title is ever sued, goes through a divorce, or runs into creditor problems, your home can become part of that exposure.

Tax complications. The CRA can challenge a principal residence exemption, and depending on the situation, adding a child to title can trigger property transfer tax or income tax that would not otherwise apply.

It does not always match your wishes. If one child predeceases you, their share may pass to the surviving child on title rather than to that child's own family, which is rarely what parents actually intend.

A declaration of trust drafted alongside the joint tenancy can address some of these risks, which is exactly why this is a conversation for a real estate lawyer, not a decision to make on your own.

Here's the reality. The right answer depends entirely on the size of the estate, the family situation, and how much risk everyone is comfortable with. For some families, the probate fees are worth paying for the certainty. For others, the savings are significant enough that a properly structured joint tenancy, with legal advice, makes sense.

If you are helping aging parents plan ahead, or you are an executor trying to understand what you are actually responsible for, I always recommend having this conversation with a real estate lawyer before any decisions get made, not after.

If you are looking for a local real estate expert in South Surrey, White Rock, or the Fraser Valley to help you get ahead in the market, feel free to reach out. I am here to help.

Legal information in this post was sourced from Spagnuolo LLP, a BC real estate law firm. Always consult a qualified real estate lawyer before making decisions about probate or joint tenancy.