Market stats Fraser Valley Real Estate

Home Safety Tips for the Holidays

How to Keep Your Home, Family, and Festivities Safe This Season

The holidays are a time for celebrating, reconnecting, and creating memories—but they also bring a unique set of safety risks. With travel plans, extra decorations, expensive gifts, and a busier-than-usual schedule, home accidents and crime tend to spike this time of year.

The good news? A few simple precautions can go a long way in protecting your home and keeping your family safe. Here are 8 practical holiday home-safety tips every homeowner should follow:

Wishing you and your loved ones a joyful Christmas season filled with warmth, laughter, and memorable moments.
Thank you for trusting me with one of life’s biggest decisions — it’s an honour to be part of your story.

From my family to yours, Merry Christmas and Happy Holidays!
May the year ahead bring you comfort, opportunity, and a place you’re proud to call home.

Langley’s Brightest: The Top Holiday Light Displays to See This Season

There’s something magical about piling into the car, turning up the Christmas tunes, and exploring Langley’s most spectacular light displays. Whether you’re a family on the hunt for festive fun or just love a good sparkle show, these stops will make your holiday season shine.

✨ 1. 5003 209 Street – The Peace House

If you’re looking for lights with heart, this one’s for you.
The theme at this home is “Peace,” and the owners have turned their property into a glowing tribute to the season’s true spirit. Thousands of twinkling lights illuminate from 4:30 p.m. to midnight daily until January 15, 2026. Visitors are welcome, and donations are being accepted for colon cancer research and support.

🎅 2. Wejr Winter Wonderland – 26936 28A Avenue

Eight-foot Santa? Check. Thousands of lights and decorations? Check.
The Wejr family goes all out with their Winter Wonderland, open December 1 through January 4, from 5 to 11 p.m. nightly. It’s one of Aldergrove’s most beloved stops, with enough glow to make Clark Griswold proud.

🚗 3. Holiday Lights in Williams Park – A Langley Classic

This one’s a must-see. The Holiday Lights in Williams Park is a free drive-through event running from December 13 to 28 (closed Dec. 24 – 26).
You’ll weave through a glowing forest filled with light tunnels, giant displays, and festive cheer — all from the warmth of your car.

• 📍 68 Avenue & 238 Street, Langley

• 🕔 Open 5 – 9 p.m. nightly

• 💻 Pre-registration required at tol.ca/holidaylights

Donations are optional and support the Aldergrove Food Bank (debit/credit only — no cash or food on-site).

🌟 4. Horompoly Family Light Display – 23924 68 Avenue

Just down the road from Williams Park, the Horompoly family transforms their home into a glowing wonderland every year. With more than 100 lit figures, 14 trees, and thousands of twinkling lights, it’s an absolute must-see.
Open December 1 to January 1, from 5 to 10 p.m. daily, this local favourite is a perfect finale for your Langley light-tour route.

🎁 Bonus Tip: Plan Your Route and Make It a Night Out

Warm drinks, cozy blankets, and a good playlist go a long way. Make an evening of it — hit all four stops in one night, or spread them out through December.

💡 Final Thoughts

Langley really shines this time of year — literally. From drive-through light shows to heartfelt home displays, these festive spots capture everything we love about the holidays: community, creativity, and giving back.

So, grab the family, hop in the car, and let the lights guide you to a little holiday magic — right here at home.

Early fall momentum slows as Fraser Valley sales dip in November

SURREY, BC – Easing prices and abundant inventory weren’t enough to entice buyers to the Fraser Valley market in November, as sales declined in line with seasonal buying patterns.

The Fraser Valley Real Estate Board recorded 943 sales on its Multiple Listing Service® (MLS®) in November, a 16 per cent decrease from October, and 17 per cent below sales from the same month last year. 

New listings slowed again in November, down 26 per cent month-over-month and seven per cent year-over-year, to 2,210. Overall inventory remains well above seasonal norms for the Fraser Valley, with 9,201 active listings, down nine per cent from October and 47 per cent above the 10-year seasonal average.

“Affordability concerns and economic pressures are weighing heavily on many Fraser Valley households,” said Tore Jacobsen, Chair of the Fraser Valley Real Estate Board. “Our REALTORS® understand how personal and complex these decisions are. But there are encouraging signs for buyers. Composite prices are closer to early-2023 levels, inventory has improved, and there is more space to negotiate than we’ve had in recent years.”

The Fraser Valley remains firmly in a buyer’s market, with an overall sales-to-active listings ratio of 10 per cent in November, down one per cent from October. A balanced market is typically defined by a ratio between 12 and 20 per cent.

Across the Fraser Valley in November, the average number of days to sell a single-family detached home was 52 days, while for a condo it was 41 days. Townhomes took, on average, 37 days to sell.

"With mortgage conditions tightening, buyers are encountering increased scrutiny and higher down payment expectations from lenders,” said Baldev Gill, CEO of the Fraser Valley Real Estate Board. “These constraints can delay transactions and influence overall activity in the market. That’s why working with an experienced REALTOR® is critical — someone who understands the landscape and can guide clients through these obstacles with confidence."

 The composite Benchmark price for a typical home in the Fraser Valley decreased 0.7 per cent in November, to $912,400.

MLS® HPI Benchmark Price Activity

• Single Family Detached: At $1,405,500 the Benchmark price for an FVREB single-family detachedhome decreased 0.6 per cent compared to October 2025 and decreased 5.4 per cent compared to November 2024.

• Townhomes: At $778,700 the Benchmark price for an FVREB townhome decreased 0.8 per cent compared to October 2025 and decreased 6.8 per cent compared to November 2024.

• Apartments: At $496,500 the Benchmark price for an FVREB apartment/condo decreased one per cent compared to October 2025 and decreased 6.9 per cent compared to November 2024.

For the latest statistics package, click HERE

If you have any questions, feel free to reach out. I am here to help: 

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Why New Homes Are Sitting Empty—And What It Means for Canada’s Housing Market

“2,500 new condos sitting unsold in Metro Vancouver.”
That headline might sound like a local story—but the truth is, it’s part of a much bigger national shift that’s starting to reshape housing markets across Canada.

From Vancouver to Kelowna, Calgary to Halifax, thousands of new homes are sitting empty as developers pause or cancel projects. For an industry that’s been racing to build more homes to meet demand, this slowdown is raising eyebrows—and questions.

So, what’s really going on?

Top 5 Myths About the Fall Housing Market

Why Autumn Might Be the Smartest Time to Make Your Move

When most people think about buying or selling a home, spring is the season that comes to mind — blooming gardens, fresh listings, and plenty of open houses. But here’s the truth: fall is actually the second-busiest real estate season of the year, and it brings its own set of advantages for both buyers and sellers.

Yet, year after year, I hear the same misconceptions about the fall housing market. Let’s set the record straight.

Myth #1: The Market Dies After Summer

Reality: Far from it!
While activity cools slightly from the spring frenzy, there are still plenty of motivated buyers and sellers well into mid-December. In fact, serious buyers often prefer fall — fewer bidding wars, less competition, and more time to negotiate the right deal.

If you’re thinking of listing, don’t wait until next year. Those who buy in fall are ready to move — and they mean business.

Myth #2: Homes Don’t Show Well in Fall

Reality: Fall listings can shine.
Crisp air, colourful trees, and warm lighting create incredible curb appeal. A cozy atmosphere, seasonal décor, and the smell of apple spice candles can make a property feel like home instantly.

With professional photos and proper staging, fall listings stand out — especially since there’s less clutter in the market compared to spring.

Myth #3: There Aren’t Enough Buyers

Reality: The opposite is often true.
The buyers who are still out shopping in the fall are serious. They’ve been watching the market for months and are ready to make a move before the holidays or year-end.

Many want to lock in a mortgage rate, finalize before snow hits, or even move for work relocations in the new year.

Myth #4: It’s Better to Wait Until Spring to Sell

Reality: Waiting could cost you.
Inventory tends to drop in the fall — and that’s great news for sellers. With fewer homes to choose from, your property gets more visibility and less competition.

Plus, buyers shopping in fall are typically more qualified, motivated, and ready to move quickly. The spring market can be louder — but not always better.

Myth #5: The Market Slows Down Too Early

Reality: The fall market runs strong until mid-December.
In Metro Vancouver and the Fraser Valley, we typically see active buying and selling well into the first half of December. After that, things take a brief pause for the holidays — and then reset again in January.

That means there’s still plenty of time to make your move this year.

🍁 Final Thoughts

The fall market is full of opportunity — less competition, serious buyers, and homes that look their absolute best.

So whether you’re thinking about selling before the end of the year or getting a jump on next spring’s market, don’t let these myths hold you back.

October brings welcome boost to Fraser Valley, but sales still lag seasonal averages

SURREY, BC — Fraser Valley home sales climbed for the second straight month in October, a sign that some buyers may be responding to steadily easing prices.

The Fraser Valley Real Estate Board recorded 1,123 sales on its Multiple Listing Service® (MLS®) in October, a 17 per cent increase from September, but 16 per cent below sales from the same month last year.

After a short-lived rise in September, new listings slowed in October, down 14 per cent month-over-month and seven per cent year-over-year, to 2,967. Overall inventory remains well above seasonal norms for the Fraser Valley, with 10,121 active listings, down four per cent from September but up 15 per cent year-over-year.

The Fraser Valley remains firmly in a buyer’s market, with an overall sales-to-active listings ratio of 11 per cent in October, up from nine per cent in September. The modest increase reflects a rise in sales alongside a slight decline in inventory. A balanced market is typically defined by a ratio between 12 and 20 per cent.

Across the Fraser Valley in October, the average number of days to sell both a single-family detached home and a condo was 42 days; while for a townhome it was 37 days.

The composite Benchmark price for a typical home in the Fraser Valley decreased 0.7 per cent in October, to $919,900.

MLS® HPI Benchmark Price Activity

• Single Family Detached: At $1,411,900 the Benchmark price for an FVREB single-family detachedhome decreased 0.6 per cent compared to September 2025 and decreased 5.1 per cent compared to October 2024.

• Townhomes: At $786,000 the Benchmark price for an FVREB townhome decreased 1.2 per cent compared to September 2025 and decreased 5.6 per cent compared to October 2024.

• Apartments: At $506,400 the Benchmark price for an FVREB apartment/condo decreased 0.8 per cent compared to September 2025 and decreased 6.8 per cent compared to October 2024.

For the latest statistics package, click HERE

If you have any questions, feel free to reach out. I am here to help: 

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Top 5 Low-Cost Ways to Save Energy This Winter

Winter in BC means cozy nights, warm drinks… and higher energy bills.
The good news? You don’t need a full home renovation to cut heating costs. Here are five quick and affordable ways to save energy—and most of them pay for themselves within a single season.

1. Turn Down the Thermostat

Cost: $0
Savings: Up to $70/year
Time: Seconds
Difficulty: Easy

Every degree you lower your thermostat can save about 3–5% on your heating bill. For an average $900 winter energy bill, that’s roughly $30–$45 in savings per degree.

Try lowering your heat:

• When you’re asleep

• When you’re away from home

• Or even a few degrees during the day

And no, turning it down doesn’t make your furnace “work harder” later—it actually saves energy overall.

2. Check Your Dryer Vent Flap

Cost: $0–$25
Savings: Up to $120/year
Time: 15–30 minutes
Difficulty: Easy

A dryer vent flap stuck open can leak warm air and welcome cold drafts (and critters). Lint build-up is usually the culprit.

Quick fix:

• Clean the vent flap and make sure it closes fully.

• If it’s damaged, replace it with a high-efficiency vent closure (under $40).

This one simple check can cut your heating loss fast.

3. Find and Seal the Worst Drafts

Cost: $0–$20
Savings: Up to $140/year
Time: 30 minutes
Difficulty: Easy to Moderate

You don’t need an expensive energy audit to make a difference. Do a DIY draft hunt:

• Feel around doors, windows, and outlets on exterior walls.

• Use weather-stripping, draft stoppers, or painter’s tape to seal leaks.

• Don’t forget pipes or vent openings to the outside.

Focus on the worst offender first—you’ll feel the difference immediately.

4. Install a Programmable Thermostat

Cost: About $30
Savings: Around $70/year
Time: 30 minutes
Difficulty: Moderate

A programmable thermostat automatically adjusts your temperature when you’re out or asleep. It’s like autopilot for energy savings.

Bonus: It helps in summer too, cutting cooling costs.

Look for models suited to your heating system, and make sure it’s easy to program.

5. Lower Your Water Heater to 120°F

Cost: $0
Savings: $15–$25/year**
Time: 30 minutes
Difficulty: Moderate

Most water heaters are set at 140°F, but 120°F is usually plenty for showers and washing. Lowering the temperature:

• Saves energy year-round

• Reduces mineral buildup

• Extends your water heater’s life

Just make sure your dishwasher has a built-in heating booster—or you may need to keep your setting a bit higher.

✅ Final Thought: Small Changes, Big Savings

These low-cost energy tips don’t just save you money—they also help reduce wear on your home’s systems and shrink your carbon footprint.

Try one (or all five!) this week and see how much warmer—and more efficient—your home can feel.

Vancouver Fall Home Show Oct. 23-26th

If you would like tickets to the show, please reach out. 

Sustained elevated inventories soften Fraser Valley home prices further, spurring bump in sales.

SURREY, BC – Home prices in the Fraser Valley continued their downward trend in September, marking the sixth straight month of declines, amid high inventory.

The Benchmark price for a typical home in the Fraser Valley dropped one per cent in September to $926,300, down 5.4 per cent year-over-year. The continued softening of prices may be encouraging some buyers back into the market, as the Fraser Valley Real Estate Board recorded 962 sales on its Multiple Listing Service® (MLS®) in September, an increase of three per cent over August. September sales were down two per cent year-over-year and 28 per cent below the 10-year average.

After sitting out for part of the summer, sellers reemerged in September, with new listings up 23 per cent month-over-month to 3,447; up three per cent year-over-year. Overall inventory remains at decade-high levels, with 10,583 active listings, up one per cent from August and up 17 per cent from September 2024.

 The Fraser Valley remains entrenched in a buyer’s market with an overall sales-to-active listings ratio of nine per cent in September. The market is considered balanced when the ratio is between 12 per cent and 20 per cent.

Across the Fraser Valley in September, the average number of days to sell a single-family detached home was 37 days; while for a townhome it was 38 days. Condos took, on average, 39 days to sell.

MLS® HPI Benchmark Price Activity

• Single Family Detached: At $1,420,000 the Benchmark price for an FVREB single-family detached home decreased 1.2 per cent compared to August 2025 and decreased 5.4 per cent compared to September 2024.

• Townhomes: At $795,600 the Benchmark price for an FVREB townhome decreased 1.5 per cent compared to August 2025 and decreased 4.7 per cent compared to September 2024.

• Apartments: At $510,400 the Benchmark price for an FVREB apartment/condo decreased 0.7 per cent compared to August 2025 and decreased 6.3 per cent compared to September 2024.

For the latest statistics package, click HERE

If you have any questions, feel free to reach out. I am here to help: 

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B.C. Rent Control 2026: Unfair Caps on Landlords vs. Rising Government Taxes

British Columbia’s rent control rules are often presented as a compassionate response to inflation and housing affordability. The idea sounds noble: limit annual rent increases to protect tenants from being priced out of their homes.

But behind this rhetoric lies a troubling double standard — one that forces private landlords to live under strict financial limits while governments themselves continue to tax, spend, and grow without restraint.

A huge thank you to everyone who came out to our Customer Appreciation Event at the Vancouver Canadians game.

From the first pitch to the fireworks, it was an incredible evening surrounded by clients, friends, and community.

The game couldn’t have ended better; a homerun at the bottom of the 9th to win it for the Canadians!

Grateful for the support, the laughs, and the chance to celebrate together. Already looking forward to the next one.

Top 5 Tips for Finding the Right Tenant

Finding the perfect tenant can feel like hunting for a unicorn — rare, valuable, and maybe a little mythical. But with the right approach, you can greatly improve your odds of securing a renter who pays on time, respects your property, and makes the landlord life a whole lot smoother.

Here are my top five tips to help you find the right tenant:

1. Create a Rental Listing That Pops ✨

Your listing is your first impression, so make it count. Use an eye-catching headline, a detailed description of features and amenities, and plenty of professional photos. Be clear about rent, deposits, lease terms, and whether utilities are included. The clearer and more appealing your ad, the better-quality tenants you’ll attract.

2. Pre-Screen Before You Show 👀

Save yourself wasted time by asking potential tenants a few key questions upfront. Things like income level, preferred move-in date, and number of occupants can quickly tell you whether they’re a fit. Think of it as a quick filter before you start scheduling showings.

3. Use a Solid Rental Application 📝

A thorough application form is non-negotiable. Ask for personal details, proof of income, employment history, rental history, and written consent for a credit check. This step helps you gather all the information you need to make an informed decision.

4. Screen Like a Pro 🔍

Tenant screening is where the magic (and the truth) happens. Dig into credit history, employment records, and rental background. Don’t be afraid to use a screening service to save time and get reliable data. This is your chance to spot red flags before they turn into late payments or property damage.

5. Verify References 📞

Always, always call employers and previous landlords. Confirm job status, income, and get a sense of how the applicant behaved as a tenant. Did they pay rent on time? Were they respectful of the property and neighbors? A quick conversation can reveal more than any form ever will.

Finding the right tenant isn’t about filling your unit fast—it’s about filling it right. Taking the time upfront can save you months of stress, headaches, and costs down the road. Sometimes, waiting an extra month for the right renter is the smartest investment you’ll make.

Declining prices and high inventory strengthen buyer’s market heading into fall

SURREY, BC – Fraser Valley home sales fell more than 20 per cent in August, but buyers who did get into the market were able to take advantage of favourable conditions including abundant choice, softer prices and more time to make decisions.

The Fraser Valley Real Estate Board recorded 931 sales on its Multiple Listing Service® (MLS®) in August, down 22 per cent from July and down 13 per cent year-over-year. August sales were 36 per cent below the 10-year average.

The Fraser Valley buyer’s market remains strong with inventory levels holding relatively stable, down just two per cent to 10,445 active listings. Newly listed homes declined 19 per cent month-over-month to 2,793; up half a per cent year-over-year. The overall sales-to-active listings ratio for August dropped to nine per cent, down two per cent from July. The market is considered balanced when the ratio is between 12 per cent and 20 per cent.

Across the Fraser Valley in August, the average number of days to sell a condo was 41 days; while for a single-family detached home it was 38 days. Townhomes took, on average, 32 days to sell.

The composite Benchmark price in the Fraser Valley decreased 0.9 per cent in August, to $936,200.

MLS® HPI Benchmark Price Activity

• Single Family Detached: At $1,436,800, the Benchmark price for an FVREB single-family detached home decreased one per cent compared to July 2025 and decreased 5.7 per cent compared to August 2024.

• Townhomes: At $807,800 the Benchmark price for an FVREB townhome decreased 0.9 per cent compared to July 2025 and decreased 4.5 per cent compared to August 2024.

• Apartments: At $514,100 the Benchmark price for an FVREB apartment/condo decreased one per cent compared to July 2025 and decreased 5.9 per cent compared to August 2024.

For the latest statistics package, click HERE

If you have any questions, feel free to reach out. I am here to help: 

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Interview with Divorce Coach Trisha Allan of MyDivorceAlly.ca
By Aaron Muller – South Surrey Real Estate Advisor

Divorce is more than a relationship ending—it’s a life transition that affects your finances, identity, and yes, even your home.

As a real estate agent based in South Surrey, I’ve worked with many clients navigating separation. And while the legal and financial aspects are huge, so are the emotions. That’s why I teamed up with Trisha Allan, Divorce Coach and founder of MyDivorceAlly.ca, to talk about how we can support people during this challenging time—together.

🎧 Understanding Our Roles: Coach + Realtor = Balanced Support

Trisha and I both help clients through stressful, life-altering transitions—but from different angles.

➡️ I assist with the logistics: selling, buying, relocating, and understanding market value.
➡️ Trisha helps with emotional clarity, conflict reduction, and identity shifts.

Together, we guide people through the practical AND emotional sides of separation and real estate. As Trisha says:

“Divorce is layered. My job is to reduce emotional overwhelm so clients can make strong, grounded decisions.”

🚩 Common Pitfalls (And How to Avoid Them)

Whether it’s indecision, overpricing out of spite, or clinging to the family home out of fear—emotions often run the show during separation. Trisha and I have seen it all.

Some common divorce + real estate mistakes:

• Letting emotions dictate financial choices

• Avoiding hard conversations

• Power struggles over the home or agent

• Unresolved legal issues complicating the sale

Our advice:
Start building your support team early. Even if you’re not ready to sell or separate yet, gathering information and guidance early brings clarity and reduces anxiety.

💡 What Works? Practical Tips from the Experts

Here are a few strategies we recommend to clients:

• Separate emotional decisions from financial ones

• Have honest (but calm) conversations with your support team

• Create space to pause and reflect—not react

• Don’t wait until you’re “sure” to explore your options

Trisha helps people navigate emotional grief and overwhelm. I help people understand their options in the current real estate market. Together, we give clients the confidence to move forward.

❓ “But What If It’s a Bad Market?”

Trisha asked a great question during our interview:

“What if it’s not a good time to sell—should people still consider it during a divorce?”

Here’s my answer:
It’s always about context.
If staying in the home is hurting your mental health or holding you back from rebuilding, we explore what’s possible now. Sometimes the emotional cost of staying outweighs the financial cost of moving.

🧭 The Power of Collaboration

When Trisha and I support a client together, the results speak for themselves. We help people move forward in a clearer, calmer, more confident way.

“We’re here to simplify the transition—not complicate it.” – Aaron Muller

🫶 Final Thoughts: You Don’t Have to Do This Alone

• You don’t need to wait until you’re sure to start exploring options.

• Information empowers you—emotionally and financially.

• Let your support team hold the heavy stuff while you focus on healing and clarity.

📞 Ready to Talk?

➡️ Speak with Trisha Allan – Divorce Coach
Visit MyDivorceAlly.ca

➡️ Speak with Aaron Muller – Real Estate Advisor
Looking at selling, staying, or just exploring? Let’s chat—no pressure, just facts.

Is Modular Housing the Future of Real Estate in Canada?

As Canada continues to face a national housing crisis, the push for faster, more affordable, and sustainable housing options has taken centre stage. One solution gaining serious momentum? Modular and prefabricated homes.

With the federal government pledging $25 billion in financing through a new agency called Build Canada Homes, the goal is clear: ramp up modular housing production to help meet Canada’s housing demand. This plan, part of Prime Minister Mark Carney’s housing initiative, is designed to speed up construction timelines and offer high-quality homes at a lower price point.

But can modular homes really become a mainstream housing solution? After attending the Modular Homes Summit in Penticton this past May, many experts – including BCREA’s own Mark Sakai – are saying yes.

Ugly Potato Day’s mission is to feed food-insecure communities while showing the world that just because produce is ugly-looking doesn’t mean it’s not nutritious and delicious.

Giving away 45,000 pounds of Ugly Vegetables

Top 5 Real Estate Influencers You Should Know (and Follow!)

The world of real estate isn’t just open houses and “SOLD” signs anymore—it’s high-stakes deals, bold branding, and a whole lot of Instagram hustle. Whether you're a first-time buyer, seasoned investor, or just love browsing $40M listings you’ll never afford (no judgment), these real estate influencers are changing the game.

1. Grant Cardone – The 10X Billionaire

• Followers: 4.9M

• Instagram: @grantcardone
  Love him or loathe him, you can't ignore him. With a portfolio pushing $5B, Grant Cardone is a private equity powerhouse who built an empire teaching people how to think bigger, invest smarter, and live larger. If you want daily motivation with a side of jets and sold-out stadiums—this is your guy.

2. Fredrik Eklund – High-Kicks and Higher Sales

• Followers: 1.4M

• Instagram: @fredrikeklundny
  Star of Million Dollar Listing New York, founder of the mega-successful Eklund | Gomes Team, and father of twins, Fredrik blends flair, hustle, and elite service. He’s sold billions in real estate and still finds time to post a perfectly timed high kick on a Manhattan rooftop.

3. Barbara Corcoran – The NYC Real Estate Queen

• Followers: 1.2M

• Instagram: @barbaracorcoran
  Before she was the straight-talking Shark on Shark Tank, Barbara built one of NYC’s top real estate firms from a $1,000 loan. Today, she’s an icon—serving up business advice, fierce confidence, and the occasional dance trend with unapologetic sass.

4. Josh Altman – LA Luxe, Baby

• Followers: 839K

• Instagram: @thejoshaltman
  If LA luxury is your vibe, Josh Altman is your guide. As a fixture on Million Dollar Listing Los Angeles, Josh has made a name closing some of the West Coast’s biggest deals. He’s also known for sharp suits, straight talk, and selling homes that look like Bond villain lairs (in the best way possible).

5. Aaron Muller – The South Surrey Secret Weapon

• Followers: Climbing fast

• Instagram: @aaronmullerrealtor
  Okay, we might be a little biased here—but if you're in South Surrey/White Rock, you’ve likely already heard of Aaron. His listings sell faster than industry averages, often for more, and he’s known for simplifying real estate for busy people. Aaron’s the guy you call when you want results and real talk. (No jets… yet.)

Fraser Valley real estate sales activity levels off as market enters seasonal slowdown

SURREY, BC – Market conditions are ideal for Fraser Valley home buyers this summer, but the persistent gap between buyers’ and sellers’ price expectations continues to suppress sales.

The Fraser Valley Real Estate Board recorded 1,190 sales on its Multiple Listing Service® (MLS®) in July, down half a per cent from June and down three per cent year-over-year. July sales were 23 per cent below the 10-year average.

The supply of homes for sale dipped slightly in July, down two per cent from June to 10,650, nearly 50 per cent above the 10-year seasonal average. New listings declined five per cent over June to 3,453. The Fraser Valley remains in a buyer’s market with an overall sales-to-active listings ratio of 11 per cent; the market is considered balanced when the ratio is between 12 per cent and 20 per cent.

Across the Fraser Valley in July, the average number of days to sell both a single-family detached home and a condo was 38 days. Townhomes took, on average, 35 days to sell.

The composite Benchmark price in the Fraser Valley decreased 0.7 per cent in July, to $944,800.

 MLS® HPI Benchmark Price Activity

• Single Family Detached: At $1,451,100, the Benchmark price for an FVREB single-familydetached home decreased 0.5 per cent compared to June 2025 and decreased 5.1 per cent compared to July 2024.

• Townhomes: At $814,900 the Benchmark price for an FVREB townhome decreased 1.2 per cent compared to June 2025 and decreased 4.0 per cent compared to July 2024.

• Apartments: At $519,300 the Benchmark price for an FVREB apartment/condo decreased 1.4 per cent compared to June 2025 and decreased 5.8 per cent compared to July 2024.

For the latest statistics package, click HERE

If you have any questions, feel free to reach out. I am here to help: 

Connect

New Short-Term Rental Rules in BC: What Every Host Needs to Know

If you're hosting or investing in short-term rentals in the Lower Mainland, the game has changed—big time. New provincial and municipal regulations are reshaping how STRs operate in British Columbia, especially in urban areas like Vancouver. These rules are meant to protect long-term housing supply, but they also impact your ability to generate income from platforms like Airbnb and VRBO.

Here’s what you need to know to stay ahead—and stay compliant.

3rd Annual Client Appreciation Event!!

It’s time for our annual Client Appreciation Event! This summer, I’m taking 50 awesome clients to the Canadians Game on August 23rd. It’s my way of saying a big THANK YOU for all your support!

Can’t wait for a fun day filled with baseball, good times, and great company!

Top 5 Overused Real Estate Listing Words (And Their Wild Alternatives)

Let’s face it—real estate listing lingo has become a bit... predictable. Words like “cozy,” “charming,” and “potential” might seem innocent, but they’ve earned a reputation as red flags in disguise. ("Cozy" = closet-sized. "Charming" = slanted floors. "Potential" = bring your tool belt—and maybe a priest.)

But rather than just roll our eyes, let’s roll with it! Here are the Top 5 most overused listing buzzwords, along with some delightfully creative alternatives and sample translations you might actually enjoy reading.

1. Cozy

What it really means: Small. Like, sleep-upright-on-the-sofa small.
Try instead: Thermally efficient, nap-compatible, spatially intimate

💬 “This spatially intimate home is perfect for introverts who like knowing where their phone, their cat, and every square inch of their belongings are—at all times.”

2. Charming

What it really means: Built before drywall was invented and possibly haunted.
Try instead: Personality-packed, asymmetrically delightful, vibes-based architecture

💬 “Asymmetrically delightful 3-bed with sloped ceilings and quirky corners that scream ‘main character energy.’”

3. Potential

What it really means: Nothing works, but you could make it work (with a lot of cash and patience).
Try instead: Equity incubator, future-famous, DIY-friendly

💬 “This equity incubator is ready for your vision, ambition, and a solid relationship with your local hardware store.”

4. Luxury

What it really means: Pricey. Usually with shiny countertops.
Try instead: Semi-opulent, tastefully overimproved, not-too-shabby-chic

💬 “Tastefully overimproved ensuite features a bathtub big enough for you and your existential crisis.”

5. Updated

What it really means: Not completely stuck in the 70s.
Try instead: Post-laminate renaissance, HGTV-influenced, 21st-century compliant

💬 “Kitchen features post-laminate renaissance finishes and a glorious lack of beige tile or sponge-painted walls.”

Want more linguistic decoding from your local real estate expert? I speak fluent real estate, sarcasm, and fine print—and I can help you find (or sell) the home that’s more than just “cozy.”

👉 Let’s connect if you’re curious what your home would actually say in a listing. I promise to keep it honest—and hilarious.

Buying opportunities remain untapped in Fraser Valley real estate market

SURREY, BC — Economic uncertainty continued to be the main driver in buying decisions as home sales in the Fraser Valley remain mostly unchanged, despite abundant inventory and lower prices.

The Fraser Valley Real Estate Board recorded 1,195 sales on its Multiple Listing Service® (MLS®) in June, up one per cent from May, but nine per cent below sales from June 2024 and 33 per cent below the 10-year average.

The Fraser Valley remains in a buyer’s market with the supply of available homes continuing to build. Active listings approached 11,000 in June — a two per cent increase over May and 30 per cent above levels from this time last year. New listings declined 10 per cent over May to 3,618. The overall sales-to-active listings ratio is steady at 11 per cent; the market is considered balanced when the ratio is between 12 per cent and 20 per cent.

Across the Fraser Valley in June, the average number of days to sell a condo was 39 days, while for a single-family detached home it was 35 days. Townhomes took, on average, 30 days to sell.

The composite Benchmark price in the Fraser Valley decreased 1.2 per cent in June, to $951,500.

MLS® HPI Benchmark Price Activity

• Single Family Detached: At $1,458,600, the Benchmark price for an FVREB single-family detached home decreased 1.6 per cent compared to May 2025 and decreased 4.6 per cent compared to June 2024.

• Townhomes: At $824,400 the Benchmark price for an FVREB townhome decreased 1.0 per cent compared to May 2025 and decreased 3.1 per cent compared to June 2024.

• Apartments: At $526,500 the Benchmark price for an FVREB apartment/condo decreased 1.2 per cent compared to May 2025 and decreased 4.5 per cent compared to June 2024.

For the latest statistics package, click HERE

If you have any questions, feel free to reach out. I am here to help: 

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New GST Rebate Could Save First-Time Buyers Up to $50,000

A Big Win for New Home Buyers in 2025

If you're a first-time home buyer in Canada, there's some exciting news that could seriously boost your budget—and your buying power.

As of May 27, 2025, the federal government has introduced a new GST rebate for first-time home buyers on new construction homes, offering savings of up to $50,000. This is a major step toward improving housing affordability for Canadians and encouraging more new homes to be built.

Here’s what you need to know:

Top 5 Timely Tips for Selling Your Home This Summer

Thinking of selling your home this summer? With longer days, motivated buyers, and strong seasonal demand, now is the time to get serious about standing out in the market.

But here’s the reality: even though inventory has ticked up slightly, buyers have more options than they did a year ago. That means it’s not just about listing your home—it’s about making it shine.

If you're preparing to sell, here are five expert-backed tips to help your property stand out and attract the best offers.

1. Work With a Real Estate Agent Early

Before you tackle paint swatches or clean out the garage, talk to a real estate expert. A good agent does more than list your home—they help shape your strategy from day one.

From pricing to presentation, your agent can identify which improvements will have the biggest impact and ensure your listing hits the market at the right time and at the right price.

Pro Tip: Don’t wait until your home is “ready” to call an agent. Their guidance in the prep phase could save you time and make you money.

2. Make Your Home Show-Ready

Yes, it’s still a seller’s market in many areas—but that doesn’t mean buyers are compromising. With homes staying on the market a bit longer than in previous years, it’s more important than ever to make yours look its best.

That means:

• Decluttering and depersonalizing

• Tackling minor repairs

• Freshening up paint and trim

• Creating clean, inviting spaces that buyers can picture themselves in

Think of it this way: your home’s first impression should be a lasting one.

3. Maximize Your Curb Appeal and Listing Photos

Summertime is prime time for beautiful listing photos. Bright flowers, trimmed hedges, and a freshly painted front door can go a long way in making your home pop online—and in person.

Make sure your landscaping is clean and cared for, and don’t underestimate the power of professional photography. Most buyers will see your home online before they ever walk through the door. Make that first click count.

4. Aim for “Move-In Ready”

More and more buyers are looking for homes that are ready to go. They're juggling busy schedules and may not want the hassle of post-purchase renovations.

Simple upgrades like new light fixtures, clean caulking, or a modern faucet can send a message that the home has been cared for. Want to take it a step further? A pre-listing inspection can uncover small issues before they become buyer objections.

5. Think Like a Buyer

If you’re selling, chances are you’re buying, too. So think about your timeline, your financing, and your game plan on both ends of the deal.

Consider:

• Will you be porting your mortgage?

• What will your new monthly costs look like?

• Are there closing date preferences that could make your life easier?

Thinking like a buyer helps you evaluate offers more clearly—and gives you a leg up in negotiations.

Final Thoughts

Selling in the summer can be a fantastic opportunity—if you’re prepared. From staging to strategy, a well-executed plan makes all the difference.

If you’re planning to sell and want a personalized plan to get your home sold for top dollar, I’d be happy to help.

Want more tips for selling in South Surrey and White Rock?
Let’s chat. I’ll simplify the process—and help you move forward with confidence.

May brings much-needed lift to Fraser Valley housing market.

SURREY, BC — On the heels of a quiet April, Fraser Valley home sales saw a modest but encouraging uptick in May — a sign that buyer confidence may slowly be returning to the market. 

The Fraser Valley Real Estate Board recorded 1,183 sales on its Multiple Listing Service® (MLS®) in May, up 13 per cent from April. Despite the increase, sales were 22 per cent below May 2024 levels and 36 per cent below the 10-year seasonal average.

Overall inventory continues to build, with active listings up six per cent in May, to 10,626, an increase of 34 per cent year-over-year and 54 per cent above the 10-year seasonal average. New listings increased seven per cent from April to May to 4,007.

The overall sales-to-active listings ratio of 11 per cent indicates the Fraser Valley remains in a buyer’s market. The market is considered balanced when the ratio is between 12 per cent and 20 per cent.

Across the Fraser Valley in May, the average number of days to sell a single-family detached home was 34, while for a condo it was 33 days. Townhomes took, on average, 27 days to sell.

The composite Benchmark price in the Fraser Valley decreased one per cent in May, to $963,200.

For the latest statistics package, click HERE

If you have any questions, feel free to reach out. I am here to help: 

Connect

Canada has a new Prime Minister, and his priorities are already making waves across the country. Mark Carney, former Bank of Canada Governor and now Prime Minister, laid out five major policy areas his government will focus on. And yes — several of them will have a direct impact on real estate in British Columbia and across the country.

Whether you're a buyer, seller, investor, or simply keeping an eye on the Fraser Valley housing market, here’s how Carney’s plan could shape the landscape.

1. Building Canadian Resilience Through Infrastructure and Investment

One of Carney’s biggest promises is to boost internal economic strength — reducing trade barriers between provinces, promoting productivity, and investing in large-scale, nation-building infrastructure.

Real Estate Impact:
More infrastructure means more development. That includes transit expansion, utilities, and zoning improvements, all of which make land development easier and more attractive. In the Fraser Valley, this could help unlock new neighbourhoods and improve housing supply.

2. A New Cabinet and a Balanced Approach to Policy

Carney plans to swear in a fresh, gender-balanced cabinet and lead a minority government without forming a coalition with the NDP. This means he’ll need majority support in Parliament to pass legislation — which could force more consensus-driven policies.

Real Estate Impact:
This could lead to more moderate, nationally aligned housing strategies — rather than partisan measures focused on urban or rural areas only. It may also slow the rollout of aggressive reforms, but ensure that whatever does pass has broad support.

3. Cost-of-Living Relief and a Massive Push for New Housing

Carney is tackling affordability head-on. His government will:

• Cut the lowest federal income tax bracket by 1%

• Remove the GST on newly built homes under $1 million for first-time buyers

• Launch Build Canada Homes, a new program to provide up to $25 billion in financing for modular and prefab home builders

Real Estate Impact:
This is one of the most significant government pushes for housing supply in decades. First-time homebuyers could save thousands. More importantly, support for modular construction may finally offer a scalable solution to housing shortages in places like the Fraser Valley, Langley, and Chilliwack.

4. National Security and Law Enforcement Spending

The new government will hire 2,000 new public safety officers and invest $31 billion in national defence, aiming to meet NATO’s 2% GDP target by 2030.

Real Estate Impact:
Areas near military installations and border communities may see an increase in demand. Local economies around those zones could benefit from job growth and investment, supporting both residential and commercial property markets.

5. Immigration Caps to Reduce Housing and Social Service Pressure

Carney plans to cap temporary residents — including international students and temporary foreign workers — at 5% of Canada’s population by 2028. That’s a decrease from the current 7.3%.

Real Estate Impact:
This move could ease pressure on urban rental markets and help rebalance housing demand. However, in regions that rely on temporary residents for population growth and labour — like parts of Metro Vancouver and the Fraser Valley — there may be short-term effects on demand and vacancy rates.

Final Thoughts: What This Means for Buyers and Sellers

Mark Carney’s policies signal a shift in federal priorities: from reactive affordability measures to proactive, long-term solutions. The combination of tax breaks, new homebuyer support, and major investment in building homes is a positive sign for the housing market.

If you’re planning to buy, sell, or invest — now is the time to get ahead of these changes. Understanding how government policy affects real estate is key to making smart moves in any market.

Need help navigating the changing landscape?

As a local expert in South Surrey and Fraser Valley real estate, I’m here to simplify the process and help you make confident, informed decisions. Reach out anytime for a strategy session tailored to your goals.

I’m here to help. LET’S CONNECT

Mark Carney’s Top 5 Priorities—and What They Mean for Real Estate in Canada

It’s official—Mark Carney is Canada’s new Prime Minister, and he’s hit the ground running. In his first post-election press conference, he laid out five key priorities that will shape his government’s focus. But as a real estate professional (and proud housing nerd), I’m most interested in how these priorities will ripple through the housing market.

Let’s break down Carney’s top five goals—and what they could mean for Canadian real estate, from interest rates to inventory.

Top 5 Signs You’re Ready to Upgrade to a Bigger Home

You might not need a flashing neon sign saying “Time to Move!” (although that would be convenient). Here are the real-world signs it's time to upsize:

1. Your Storage Spaces Are at Critical Mass

If you open a closet and a soccer ball hits you in the face, it might be time for a bigger place.

2. Your Family Is Growing—Fast

More people = more space needed. Whether it’s kids, pets, or in-laws, a full house can feel too full quickly.

3. You’re Working from the Kitchen Table

Home offices aren’t a luxury anymore—they’re a necessity. If your "office" doubles as the breakfast nook, upgrading might be a smart move.

4. Your Equity Has Grown

If your current home has gained value, you might have the financial muscle to level up to a bigger space without a major financial stretch.

5. Your Dreams Are Bigger Than Your Square Footage

If you’re craving a yard, an extra bedroom, or a chef’s kitchen, it might be time to make those dreams a reality.

Bigger isn’t always better—but the right bigger definitely can be!

Abundant listings and stable prices not enough to drive April sales in the Fraser Valley.

SURREY, BC — Home buyers in the Fraser Valley are enjoying a selection of homes for sale not seen in more than a decade. The growing inventory of more than 10,000 active listings means, in many cases, that buyers have time, selection and price negotiation on their side.

However, despite the abundance of listings and potential buying opportunities, spring sales remain sluggish. The Fraser Valley Real Estate Board recorded 1,043 sales on its Multiple Listing Service® (MLS®) in April, up one per cent from March and down 29 per cent year over year. New listings declined slightly in April, down one per cent from March.

The overall sales-to-active listings ratio indicates a buyer’s market in the Fraser Valley, with a ratio of 10 per cent. The market is considered to be balanced when the ratio is between 12 per cent and 20 per cent.

  Across the Fraser Valley in April, the average number of days to sell a single-family detached home was 32, while for both townhomes and condos it was slightly lower at 29 days.

The composite Benchmark price in the Fraser Valley decreased 0.2 per cent in April, to $972,700.

For the latest statistics package, click HERE

If you have any questions, feel free to reach out. I am here to help: 

Connect

We’ve weathered storms before.
Remember the 2008 market crash? We came through it.
The 2016 correction? Survived that, too.
COVID? We adapted, pivoted, and kept moving.

Now in 2025, with chatter about interest rates, inflation, and tariffs—it’s easy to feel uneasy. But take a deep breath. This isn’t the end of the road. The market is shifting—not crashing—and that shift is opening doors for savvy buyers, sellers, and homeowners alike.

Here’s what you need to know—and how to make the most of the moment.

What’s Happening in the Real Estate Market Right Now?

The Bank of Canada has lowered interest rates again, and more cuts are expected throughout the year. According to Dr. Sherry Cooper, Chief Economist at Dominion Lending Centres, the overnight rate could drop to 1.75% by year-end, which would significantly ease borrowing costs.

At the same time, global economic factors like trade tariffs are stirring uncertainty, but the big picture? Lower rates = more activity in the housing market.

If You Own a Home

• Mortgage up for renewal? You could be looking at lower monthly payments.

• Thinking renos? Refinancing may now be more affordable than ever.

• Have a HELOC? Your payments might already be dropping—or will soon.

This could be a great time to assess your financial picture and use your home’s equity wisely.

If You’re Selling a Home

Yes, inventory is higher than it’s been in years—but that’s not a bad thing.

More listings mean more buyers are out looking. They’re serious. They’re informed. And they’ve got access to better borrowing options.

Plus, with the spring market warming up and competition still catching up, your home has a real chance to stand out—especially if priced and marketed right.

Pro tip: Homes that are well-prepared and strategically listed are still selling fast—and at strong prices.

If You’re Looking to Buy

Lower interest rates mean lower monthly payments, making homeownership more accessible.

But here’s the heads-up: more competition is coming. Buyers who’ve been sitting on the sidelines are jumping back in. That window of opportunity won’t stay open forever—so having your financing in place and a plan ready could make all the difference.

What Should You Do Next?

Every homeowner’s situation is different. Whether you’re buying, selling, refinancing—or just wondering if you should do anything at all—now is the time to get clear on your options.

Let’s chat. No pressure, no pitch—just a real conversation about what makes the most sense for you in today’s real estate market.

Have questions? Want to run some numbers? Thinking about a move this year?

I’m here to help. Let’s connect.

CREA & BCREA Push Housing to the Forefront of the Federal Election Debate

3. Doubling Community Housing
A mix of new policies—including a housing bond, an affordable housing tax credit, and expanded CMHC programs—would support the construction, acquisition, and maintenance of affordable housing.

4. Unlocking Land for Housing
By repurposing surplus and underutilized lands, expanding the Build Canada program, and leveraging municipal land, CREA aims to create more community and affordable housing opportunities.

5. Strengthening Housing Supply Chains
Reducing interprovincial trade barriers and diversifying import sources would help Canada secure housing materials without excessive reliance on the US market.

The Time for Action is Now

With affordability concerns mounting, housing must be a top priority in the upcoming federal election. CREA and BCREA are ensuring that candidates and policymakers focus on long-term solutions that protect homeowners, renters, and communities. By advocating for a more resilient housing market, these organizations are working to make homeownership and rental stability a reality for all Canadians.

Top 5 Tips to Be Ready When Your Dream Home Hits the Market

In today’s fast-moving real estate market, preparation is key. The last thing you want is to find your dream home—only to lose it because you weren’t ready to act. Here are five essential steps to ensure you’re ready to make an offer the moment the right home comes along.

1. Get Your Mortgage Documents in Order

Before you start house hunting, have your financial paperwork ready. This includes:
✅ Government-issued ID
✅ Proof of income & employment
✅ Bank statements & proof of down payment
✅ A mortgage pre-approval letter
Having these documents ready will help you move quickly when you find the right home.

2. Know Your Offer Terms

Be clear on what you’re willing to offer, including:
✔️ Purchase price & deposit amount
✔️ Closing date preferences
✔️ Any conditions (like financing or home inspection)
This speeds up the process when it's time to submit an offer.

3. Be Ready to Make a Personal Connection

In competitive markets, a personalized letter to the seller can make a difference. Express why you love the home and how it fits your future—it just might give you an edge over other buyers.

4. Have an Expert Review Your Deal

Your real estate agent is your biggest asset when structuring an offer, negotiating, and ensuring all paperwork is in order. For extra peace of mind, consider a real estate lawyer to review your contract before signing.

5. Stay Flexible and Act Fast

When the perfect home comes on the market, hesitation can mean losing out. Be prepared, act quickly, and trust your strategy.

With the right preparation, you’ll be ready to secure your dream home with confidence and ease!

Tariffs, economic uncertainty stall spring market in the Fraser Valley

SURREY, BC – March home sales in the Fraser Valley remained nearly 50 per cent below the 10-year average — making for the slowest start to the spring market in more than 15 years.

The Fraser Valley Real Estate Board recorded 1,036 sales in March, up 13 per cent from February, but still 26 per cent below sales recorded this time last year.

Following a decline on the Board’s Multiple Listing Service® (MLS®) in February, new listings increased 22 per cent in March to 3,800. Overall inventory is at a decade-high level, with 9,219 active listings, 49 per cent above March 2024 and 59 per cent above the 10-year seasonal average.

The overall sales-to-active listings ratio continues to signal a buyer’s market in the Fraser Valley, with a ratio of 11 per cent. The market is considered to be balanced when the ratio is between 12 per cent and 20 per cent.

Across the Fraser Valley in March, the average number of days to sell a single-family detached home was 31, while for a condo it was slightly higher at 33 days. Townhomes took, on average, 27 days to sell.

The composite Benchmark price in the Fraser Valley increased just under half a per cent in March, up 0.4 per cent to $974,400.

For the latest statistics package click HERE

If you have any questions, feel free to reach out. I am here to help: 

Connect