Surrey & Cloverdale | July 2025 Market Update

Posted on Aug 06, 2025 in Real Estate Trends

Seasonal Slowdown Sets In — But Buyers Still Have the Edge in Surrey & Cloverdale

After a modest pickup in May and June, July saw Fraser Valley real estate begin its usual summer cooldown. In Surrey and Cloverdale, this translated to slower sales across all property types—particularly townhomes and detached homes. With inventory still high and pricing expectations diverging between buyers and sellers, market conditions continue to favour buyers.
Neighbourhoods like Clayton Heights, Fleetwood, and Sullivan Heights remain active, but buyers are taking a cautious approach—prioritizing value, flexibility, and long-term fit. Sellers, meanwhile, are facing the reality that pricing and presentation need to be sharper than ever to stand out.

Fraser Valley Snapshot

The Fraser Valley Real Estate Board reported 1,190 home sales in July—down 0.4% from June and 3.3% below July 2024. Inventory dipped slightly to 10,650 active listings, still nearly 50% above the 10-year average.

With a sales-to-active listings ratio of just 11%, the region remains in buyer’s market territory.

In a market where buyers are cautious and have ample choice, successful sellers are going the extra mile—staging, addressing repairs, and most importantly, pricing homes realistically.”
— Tore Jacobsen, Chair of the Fraser Valley Real Estate Board

Segment Breakdown


DETACHED HOMES
  • Active Listings: 3,851
  • Sales: 397 (↑ 3.9% vs. July 2024)
  • Benchmark Price: $1,435,500
  • Average Days on Market: 38
Detached homes are taking longer to sell, with pricing adjustments continuing across most submarkets. Buyers have more negotiating power, particularly on homes that need updates or are priced above comparable sales.

TOWNHOMES
  • Active Listings: 1,801
  • Sales: 299 (↓ 15.5% vs. July 2024)
  • Benchmark Price: $814,900
  • Average Days on Market: 35
Townhome activity slowed in July as buyers became more selective. With rising inventory and cautious demand, only well-maintained and competitively priced units are attracting attention. Staging, presentation, and accurate pricing are key to standing out.

CONDOS
  • Active Listings: 2,593
  • Sales: 356 (↓ 4.3% vs. July 2024)
  • Benchmark Price: $519,300
  • Average Days on Market: 38
Despite a modest dip in sales, the condo segment remains the most active in terms of volume. Affordability and proximity to transit continue to draw interest—especially from first-time buyers and investors. However, price sensitivity is increasing, and competition is strong due to high inventory.

For more detailed data, visit the official Fraser Valley Real Estate Board.

Cloverdale + Surrey Stats

Infographic showing July 2025 real estate data for Cloverdale and White Rock/South Surrey. Includes benchmark prices, year-over-year changes, active listings, and total sales for detached homes, townhouses, and condos. Data sourced from the Fraser Valley Real Estate Board.Infographic showing July 2025 real estate data for Surrey Central and North Surrey. Includes benchmark prices, year-over-year changes, active listings, and total sales for detached homes, townhouses, and condos. Data sourced from the Fraser Valley Real Estate Board.


What This Means for You

Buyers
The summer market offers breathing room, more listings to compare, and less urgency. With prices holding steady or dipping in some areas, it's a good time to explore options and negotiate with confidence.

Sellers
This is a market where details matter. Professional presentation, accurate pricing, and strategic marketing are essential. Buyers have options—and they’re not rushing into decisions.

Let’s Talk Strategy

Real estate is hyper-local. If you're considering a move in Surrey or Cloverdale—or simply want to understand how this evolving market affects your property—let’s connect. With deep knowledge of the community and today’s trends, I can help you make informed, confident decisions.

📞 James Anderson, PREC
Realtor® | james@kylelambrealestate.com | 604-619-4523
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